California Relocators
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The Cliffs, Summerlin
Jade Ridge at The Cliffs Homes For Sale
Nevada's #1 team for Jade Ridge real estate. Search contemporary single-family homes on elevated lots in The Cliffs village of Summerlin — five minutes from Downtown Summerlin, ten from Red Rock Canyon.
Where Can I Find Jade Ridge at The Cliffs Homes for Sale?
Jade Ridge at The Cliffs sits in ZIP 89135 on Summerlin's elevated western edge, with homes typically priced $900K–$1.5M. Active listings are tracked daily according to NREG’s MLS analysis MLS data. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal filtered to ZIP 89135.
Homes for sale in ZIP 89135 near Jade Ridge at The Cliffs
- 10381 Walking View Court, Las Vegas 89135 — $649,000 · 4 bd · 3 ba · 2,756 sq ft · Courtesy of Faranesh Real Estate
- 10958 Zancada Court Court, Las Vegas 89135 — $899,900 · 3 bd · 3.5 ba · 2,500 sq ft · Coming Soon · Courtesy of Equity Union Real Estate
- 6865 Stellar Wind Street, Las Vegas 89135 — $1,825,000 · 4 bd · 3.5 ba · 3,158 sq ft · Courtesy of Listing Haven
- 2717 Grande Valley Drive, Las Vegas 89135 — $609,999 · 3 bd · 2 ba · 1,723 sq ft · Courtesy of HomeSmart Encore
- 10298 Profeta Court, Las Vegas 89135 — $545,200 · 2 bd · 2 ba · 1,621 sq ft · Courtesy of LIFE Realty District
- 10907 Rossa Peak Avenue, Las Vegas 89135 — $3,399,999 · 4 bd · 3.5 ba · 3,745 sq ft · Courtesy of Luxury Estates International
- 10248 Andante Court, Las Vegas 89135 — $1,695,999 · 3 bd · 2.5 ba · 2,777 sq ft · Courtesy of Boeckle & Co.
- 2766 Grande Valley Drive, Las Vegas 89135 — $675,000 · 3 bd · 2 ba · 1,723 sq ft · Courtesy of Luxurious Real Estate
- 3257 Rushing Waters Place, Las Vegas 89135 — $534,990 · 3 bd · 2 ba · 1,628 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 11321 Golden Chestnut Place, Las Vegas 89135 — $3,675,000 · 4 bd · 4.5 ba · 3,823 sq ft · Courtesy of GDK Realty
- 1855 Taylorville Street, Las Vegas 89135 — $879,900 · 3 bd · 2.5 ba · 2,532 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 11533 Glowing Sunset Lane, Las Vegas 89135 — $2,250,000 · 3 bd · 2.5 ba · 2,325 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 72 Wildwing Court, Las Vegas 89135 — $4,499,000 · 6 bd · 5.5 ba · 6,179 sq ft · Active Under Contract · Courtesy of Simply Vegas
- 98 Glade Hollow Drive, Las Vegas 89135 — $4,500,000 · 4 bd · 5 ba · 4,888 sq ft · Courtesy of Luxury Estates International
- 11233 Desert Heights Avenue, Las Vegas 89135 — $3,600,000 · 4 bd · 4.5 ba · 3,951 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 4311 Veraz Street, Las Vegas 89135 — $809,000 · 2 bd · 3 ba · 2,551 sq ft · Courtesy of Queensridge Realty
- 11441 Allerton Park Drive, Unit 416, Las Vegas 89135 — $675,000 · 2 bd · 2 ba · 1,490 sq ft · Courtesy of Luxury Estates International
- 11410 Belmont Lake Drive, Unit 101, Las Vegas 89135 — $439,000 · 3 bd · 2.5 ba · 1,967 sq ft · Courtesy of BHHS Nevada Properties
- 1 Garden Shadow Lane, Las Vegas 89135 — $3,200,000 · 4 bd · 4.5 ba · 3,776 sq ft · Courtesy of Luxury Estates International
- 5571 Bethany Bend Drive, Las Vegas 89135 — $950,000 · 5 bd · 4 ba · 3,365 sq ft · Courtesy of Keller Williams MarketPlace
- 10608 Patina Hills Court, Las Vegas 89135 — $3,500,000 · 5 bd · 5.5 ba · 4,725 sq ft · Courtesy of Signature Real Estate Group
- 6344 Mojave Sky Street, Las Vegas 89135 — $1,600,000 · 3 bd · 3.5 ba · 3,288 sq ft · Active Under Contract · Courtesy of BHHS Nevada Properties
- 3074 Soft Horizon Way, Las Vegas 89135 — $1,799,992 · 3 bd · 2.5 ba · 2,160 sq ft · Courtesy of Boeckle & Co.
- 1967 Cherry Creek Circle, Las Vegas 89135 — $3,695,000 · 4 bd · 4.5 ba · 4,578 sq ft · Courtesy of Boeckle & Co.
Homes for rent in ZIP 89135 near Jade Ridge at The Cliffs
- 1153 Notch Peak Street, Unit 102, Las Vegas 89135 — $3,000/month · 3 bd · 2.5 ba · 1,639 sq ft · Coming Soon · Courtesy of Dara Realty Group
- 2253 Aragon Canyon Street, Las Vegas 89135 — $2,975/month · 3 bd · 2.5 ba · 1,816 sq ft · Courtesy of NV Superior Properties
- 10766 Royal Jasmine Lane, Las Vegas 89135 — $2,500/month · 4 bd · 2.5 ba · 2,313 sq ft · Courtesy of AMaxima Realty and Property Ma
- 11118 Rossa Peak Avenue, Las Vegas 89135 — $25,500/month · 4 bd · 4.5 ba · 3,951 sq ft · Courtesy of BHHS Nevada Properties
- 5434 Fawn Chase Way, Las Vegas 89135 — $3,895/month · 4 bd · 2.5 ba · 2,593 sq ft · Courtesy of Keller Williams MarketPlace
- 11241 Lompoc Court, Las Vegas 89135 — $2,330/month · 3 bd · 2.5 ba · 1,616 sq ft · Courtesy of NVWM Realty
- 10279 Queensbury Avenue, Las Vegas 89135 — $2,750/month · 3 bd · 2 ba · 1,994 sq ft · Courtesy of Realty 360
- 10171 Songsparrow Court, Las Vegas 89135 — $2,799/month · 3 bd · 2 ba · 1,610 sq ft · Courtesy of Precision Realty
- 20 Garden Rain Drive, Las Vegas 89135 — $9,000/month · 3 bd · 3.5 ba · 3,562 sq ft · Courtesy of BHHS Nevada Properties
- 2646 GOOD FELLOWS Street, Las Vegas 89135 — $1,800/month · 3 bd · 2.5 ba · 1,178 sq ft · Courtesy of NVWM Realty
- 10277 Green Ember Drive, Las Vegas 89135 — $8,723/month · 4 bd · 4 ba · 3,880 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 10219 EARLY MORNING Avenue, Las Vegas 89135 — $2,400/month · 3 bd · 2 ba · 1,833 sq ft · Courtesy of LA Real Estate Group
- 10567 Tranquil Glade Lane, Las Vegas 89135 — $2,650/month · 3 bd · 2.5 ba · 2,177 sq ft · Courtesy of Vegas Pro Realty LLC
- 1170 Prospering Creek Street, Las Vegas 89135 — $2,300/month · 3 bd · 2 ba · 1,495 sq ft · Courtesy of Rentmax Property Management
- 5687 Shadow Bend Drive, Las Vegas 89135 — $2,999/month · 4 bd · 3.5 ba · 2,586 sq ft · Courtesy of RE/MAX Legacy
- 2794 Glen Port Street, Las Vegas 89135 — $4,055/month · 4 bd · 3.5 ba · 2,550 sq ft · Courtesy of Signature Real Estate Group
- 11468 Snow Creek Avenue, Las Vegas 89135 — $13,999/month · 4 bd · 3.5 ba · 2,508 sq ft · Courtesy of Galindo Group Real Estate
- 10313 Bayhead Beach Avenue, Las Vegas 89135 — $2,387/month · 3 bd · 2.5 ba · 1,878 sq ft · Courtesy of Hive Real Estate Group
- 11631 Suburban Road, Las Vegas 89135 — $3,247/month · 4 bd · 3 ba · 3,126 sq ft · Courtesy of Keller Williams MarketPlace
- 5053 Slatestone Street, Las Vegas 89135 — $8,560/month · 5 bd · 5.5 ba · 4,650 sq ft · Courtesy of Century 21 1st Priority Realty
- 2256 Aragon Canyon Street, Las Vegas 89135 — $3,800/month · 3 bd · 2.5 ba · 1,610 sq ft · Courtesy of Legacy Real Estate Group
- 1898 Granemore Street, Las Vegas 89135 — $2,500/month · 3 bd · 3 ba · 2,083 sq ft · Courtesy of Black & Cherry Real Estate
- 10494 Calico Terrace Avenue, Las Vegas 89135 — $7,500/month · 3 bd · 3.5 ba · 2,827 sq ft · Courtesy of RE/MAX Reliance
- 1885 Cape Cod Landing Drive, Las Vegas 89135 — $2,400/month · 3 bd · 2.5 ba · 2,742 sq ft · Courtesy of Vertex Realty & Property Manag
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 5:42 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP 89135)
$915K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
JADE RIDGE PLAN RANGE
$900K–$1.5M
Community plan record
VILLAGE
The Cliffs
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
What Should You Know About Jade Ridge at The Cliffs at a Glance?
Jade Ridge at The Cliffs is a contemporary single-family neighborhood in Summerlin's elevated western village, ZIP 89135, with homes priced $900K–$1.5M and a 44-day median DOM per NREG’s MLS analysis, master-developed by Howard Hughes Corporation. The takeaways below unpack the village, the schools, and the Red Rock Canyon lifestyle ten minutes west.
- The village: Jade Ridge is part of The Cliffs — Summerlin's newest western village tier with elevated lots, desert views, and direct trail-system connectivity.
- The price band: $900K–$1.5M for contemporary single-family homes; entry resales start near $900K with view-premium lots pushing toward $1.5M.
- Best for: move-up families wanting Summerlin schools and trails, California relocators trading coastal taxes for master-plan living, and outdoor enthusiasts near Red Rock Canyon.
- No guard gate: Jade Ridge is non-gated — buyers who want a staffed gate in Summerlin cross-shop The Ridges (from ~$2M) or Red Rock Country Club.
- Do your homework: HOA has two tiers (master + sub, $110–$260/mo), school zoning should be confirmed with CCSD, and jumbo financing applies above the conforming limit.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
How Many Jade Ridge Area Homes Sell in Each Price Range?
ZIP 89135 skews strongly toward move-up pricing — nearly all active inventory lands above $700K per NREG’s MLS analysis MLS data, with the bulk concentrating in the $900K–$1.5M band where Jade Ridge homes typically fall. The price tiers below show where buyer competition concentrates across The Cliffs village area.
Browse Jade Ridge at The Cliffs Listings
How Can You Find a Jade Ridge Home by Type, Lifestyle & Price?
Active listings in ZIP 89135 break down into contemporary single-family homes across The Cliffs village sub-sections, priced $700K–$2M+ with Jade Ridge homes typically $900K–$1.5M — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data. Use the filters to narrow by bedrooms, price, or lot type.
Which The Cliffs Village Sections Should You Explore?
The Cliffs village contains several neighborhood sections including Jade Ridge, Oluna at The Cliffs, and Siena Hills. Each card links to the most relevant hub or live search.
By Price Range
339 active listings across ZIP 89135 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Jade Ridge Listings First?
Custom alerts by price, beds, and view orientation — no spam, unsubscribe anytime. The Cliffs village inventory in ZIP 89135 moves steadily; the right Jade Ridge home can appear and go under contract within days of listing. Alert subscribers see it within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
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
How Can You Check Reported Crime Near a Home?
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
Living In
What's It Like Living in Jade Ridge at The Cliffs, Summerlin?
The Answer
Living in Jade Ridge means contemporary homes on elevated lots with Red Rock Canyon views, five minutes from Downtown Summerlin and ten from the canyon trailheads — inside The Cliffs village, master-developed by Howard Hughes Corporation. Palo Verde High School zoning and 150-plus miles of Summerlin trails make it a natural fit for families and outdoor buyers in ZIP 89135.
What is Jade Ridge at The Cliffs known for?
Jade Ridge is known for its elevated lot positions with Red Rock Canyon and desert views, contemporary desert architecture, and direct access to Summerlin's 150-plus-mile trail network — all within a five-minute drive of Downtown Summerlin's 125-plus shops and restaurants.
Who should live in Jade Ridge at The Cliffs?
Move-up families targeting Palo Verde High zoning and top-rated Summerlin schools, California relocators trading coastal taxes for master-plan living near Red Rock Canyon, and outdoor enthusiasts who want daily trail and canyon access without sacrificing urban convenience.
What is daily life like in Jade Ridge?
Mornings on Summerlin's trail system, errands and dining at Downtown Summerlin five minutes away, weekend hikes at Red Rock Canyon ten minutes west, and evenings at City National Arena or Las Vegas Ballpark — all without the commute overhead of more remote Summerlin villages.
Location
Where Is Jade Ridge at The Cliffs
Jade Ridge sits in The Cliffs village on Summerlin's elevated western edge, ZIP 89135, in unincorporated Clark County. Elevated terrain runs along the Summerlin escarpment with views toward Red Rock Canyon to the west and the Las Vegas Valley to the east. About fifteen miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Las Vegas Strip
20
Min
Harry Reid Airport
30
Min
Summerlin Hospital
10
Min
Jade Ridge at The Cliffs
At a Glance$915,000
Median List Price (ZIP 89135)
42
Days on Market (89135)
$900K–$1.5M
Plan Price Range
$110–$260/mo
HOA (master + sub)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Non-gated single-family, The Cliffs village
- ZIP Code
- 89135
- Village
- The Cliffs, Summerlin
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Gate
- None (non-gated)
- HOA
- $110–$260/mo (master + sub)
- Schools
- CCSD — Vanderburg ES / Rogich MS / Palo Verde HS
- Trail Access
- 150+ mi Summerlin trail network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
Census Housing Data / Jade Ridge at The Cliffs
What Does the Census Show About Housing in Jade Ridge at The Cliffs?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Jade Ridge 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.
78%
vs Clark Co 58%
$900K
vs Clark Co value $431K
89135
The Cliffs village
32,524
vs Clark Co 2,407,226
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89135 (Jade Ridge at The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Jade Ridge at The Cliffs Area Growing?
The Cliffs village is still developing — Howard Hughes Corporation controls land release, preventing oversupply — while ZIP 89135 grew from 24,144 residents in the 2010 Census to 31,763 in 2020. Summerlin West and The Cliffs village remain the primary direction of new rooftop growth in the Las Vegas metro.
32,524ZIP 89135 residents (ACS 2020–24)
22,500Summerlin master-plan acres
+31.6%ZIP 89135 growth, 2010–2020 (Census)
ZIP 89135 population, 2010–2024 (Census counts and ACS)
Summerlin's controlled development model — Howard Hughes Corporation stages land release to prevent oversupply — has kept The Cliffs village values supported while surrounding corridors mature. The result for Jade Ridge buyers is a master plan that keeps improving around them: new parks, trail extensions, and retail at Downtown Summerlin — all within five minutes.
Sources: U.S. Census Bureau and Howard Hughes Corporation. ZIP 89135 figures shown because the Census does not tabulate the community separately. 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
How Is the Jade Ridge at The Cliffs Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data — the liquid benchmark The Cliffs village trades against. ZIP 89135 cards report the community-level benchmarks: approximately $1,000,000 median list and 44 median days on market.
Median List Price
$1,000,000 median across ZIP 89135, June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
44 median days in ZIP 89135; move-up tier trades slower than citywide average
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales
Steady move-up volume in The Cliffs village per NREG’s analysis of Las Vegas REALTORS MLS data monthly reports
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.
42
DAYS ON MARKET (89135) · OCT 29, 2026
$915K
MEDIAN LIST (89135) · OCT 29, 2026
89135
THE CLIFFS ZIP CODE
< 1 hr
OUR RESPONSE TIME
MOVE-UP MARKET
Get matched with a
Cliffs village specialist.
Market Competitiveness
How Competitive Is the Jade Ridge at The Cliffs Market Right Now?
The Cliffs village is a measured market — 44 median days on market in ZIP 89135 per NREG’s analysis of Las Vegas REALTORS MLS data reflects deliberate move-up buyers who research carefully before writing. Well-priced homes in The Cliffs with strong views or upgraded finishes move faster; homes that need work or are priced above comps sit longer.
- 44 daysZIP 89135 median DOM (sold)
- $915KMedian list price, ZIP 89135
- $900K–$1.5MJade Ridge plan price range
- 89135The Cliffs village ZIP code
Before You Buy
What Should You Compare Before Buying a Home in Jade Ridge at The Cliffs?
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.
Which Buyer Type Is the Best Fit for Jade Ridge at The Cliffs?
Outdoor Enthusiasts
- Ten minutes to Red Rock Canyon's BLM scenic loop
- Summerlin's 150-plus-mile trail system from the doorstep
- TPC Summerlin golf fifteen minutes east
- Mount Charleston ski and hiking 45 minutes north
Executives & Professionals
- Five minutes to Downtown Summerlin corporate corridor
- Ten minutes to Summerlin Hospital Medical Center
- Twenty minutes to Strip resort employment core
- Contemporary elevation and views to decompress after the commute
Long-Hold Investors
- Howard Hughes Corporation controls land release — limited new supply
- The Cliffs village appreciation track record
- California migration into Las Vegas metro ongoing
- Exit liquidity through Summerlin's deep buyer pool
Downsizers From California
- Trade CA property taxes for NV's 0.5–0.7% + 3% cap
- Single-level floor plans available in The Cliffs
- HOA handles exterior common areas — less maintenance
- Downtown Summerlin dining and entertainment steps from home
Best Fit For
- California relocators — contemporary master-plan living at a fraction of CA coastal pricing, plus zero state income tax and a 3% property-tax cap on primary residences.
- Outdoor enthusiasts — ten minutes to Red Rock Canyon, 150-plus trail miles from the doorstep, TPC Summerlin golf fifteen minutes east.
- Executives and professionals — five minutes to Downtown Summerlin's corporate corridor, ten to Summerlin Hospital, and contemporary elevated homes with desert views to come home to.
- Long-hold buyers — Howard Hughes Corporation's controlled land release limits new supply — structural scarcity that supports well-bought positions over time.
- Downsizers from high-tax states — eliminate state income tax, cut property taxes to 0.5–0.7% with a 3% cap, and land in a master plan with walkable retail and dining five minutes away.
Ready to explore homes in Jade Ridge at The Cliffs? Our team knows every section of The Cliffs village, every school boundary, and every active listing in ZIP 89135.
Start Your Home SearchPros
- Closest Summerlin village to Red Rock Canyon — ten minutes to the BLM scenic loop trailhead
- Elevated lots with Red Rock Canyon and desert views that flat Summerlin sections cannot offer
- Howard Hughes Corporation master plan: controlled land release, design standards, ongoing infrastructure investment
- Five minutes to Downtown Summerlin — 125-plus shops, restaurants, City National Arena, Las Vegas Ballpark
- 150-plus-mile Summerlin trail network directly accessible from the neighborhood
- Zero state income tax and a 3% property-tax cap under NRS 361.4723
Honest Considerations
- Entry near $900K is a move-up price point — not suitable for first-time buyers or entry-level buyers
- No guard gate — buyers who want a staffed entry should cross-shop The Ridges or Red Rock Country Club
- Twenty-minute Strip commute — longer than more central Las Vegas neighborhoods
- HOA has two tiers (master + sub) requiring early document review in escrow
- Jumbo financing required above ~$832,750 — budget 20–25% down plus reserves
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do The Cliffs Village Neighborhoods Compare?
A side-by-side of The Cliffs village sections — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: individual section inventory is thin month-to-month, so we publish entry points and lifestyle fit rather than unreliable per-section medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Jade Ridge at The Cliffs | $900K–$1.5M | n/a* | n/a* | n/a* | Move-up · Elevated lots |
| Oluna at The Cliffs | $900K–$1.5M+ | n/a* | n/a* | n/a* | New construction · Premium |
| The Cliffs (full village) | $700K–$2M+ | n/a* | n/a* | n/a* | Village hub · All price points |
| 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* | Guard-gated · Ultra-luxury |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP 89135 benchmarks: 44-day median DOM, ~$1.0M median list.
Neighborhood Deep Dive
What's Inside The Cliffs Village Neighborhoods?
Submarket 1
Jade Ridge at The Cliffs
Contemporary single-family homes on The Cliffs escarpment with Red Rock Canyon and desert views — the neighborhood this page covers, and the core of The Cliffs village move-up market.
Browse Jade Ridge at The Cliffs homes →$900K–$1.5MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Oluna at The Cliffs
The newer phase of The Cliffs village — active new-construction opportunities for buyers who want The Cliffs elevated position with brand-new finishes and builder incentives.
Browse Oluna at The Cliffs homes →$900K–$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs (full village)
The full Cliffs village spans several sections from entry single-family to premium elevated estates — the hub page covers all sections, schools, parks, and trail access in one place.
Browse The Cliffs (full village) homes →$700K–$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
The guard-gated golf community within The Cliffs village area — two Arnold Palmer courses, staffed gate, and a premium price tier for buyers who want security on top of The Cliffs elevation.
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 5
The Ridges
Summerlin's most exclusive guard-gated community with Bear's Best golf — the premium alternative for buyers who want the full staffed-gate experience at a $2M+ entry point.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Red Rock Canyon — The Natural Anchor
No other Summerlin village puts the Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area as close as The Cliffs. Ten minutes from Jade Ridge to the scenic loop entrance — the 13-mile BLM drive, world-class hiking from beginner to expert, and climbing routes that draw athletes from across the country.
Browse Red Rock Canyon — The Natural Anchor homes →~195KAcres, Red Rock Canyon
10Minutes from Jade Ridge
13Mile BLM Scenic Loop
300Sunshine Days Per Year
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89135 (The Cliffs Village) Break Down?
ZIP 89135 covers The Cliffs village and adjacent Summerlin West sections — a move-up corridor where the vast majority of homes are priced above $700K. The table below breaks the ZIP into its real pricing tiers, from The Cliffs elevated sections to newer adjacent phases, per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Jade Ridge at The Cliffs — contemporary single-family on elevated lots | $900K–$1.5M | n/a* | 44 (ZIP-area) | Included in ZIP total | n/a* |
| 89135 | Oluna at The Cliffs — newer phases, active construction | $900K–$1.5M+ | n/a* | 44 (ZIP-area) | Included in ZIP total | n/a* |
| 89135 | Red Rock Country Club — guard-gated golf community | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | The Ridges — ultra-luxury guard-gated | From $2M | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark — The Cliffs village combined | ~$1,000,000 list | — | 44 | Per LVR monthly | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Section-level $/SF and year-over-year change are intentionally omitted: neighborhood-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 Jade Ridge at The Cliffs?
The Cliffs village still has active phases — Howard Hughes Corporation stages land release carefully, so new inventory does appear, though resale is the primary market for Jade Ridge. Buyers seeking brand-new construction in The Cliffs or adjacent Summerlin West villages should ask our team for current phase availability. Incentives change monthly.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Jade Ridge resale
Family & Mid-Market
Lennar
Broadest new-build selection in Summerlin West
Design-Forward Move-Up
Tri Pointe Homes
Contemporary design buyers cross-shop against Jade Ridge resale
Move-Up
William Lyon / Taylor Morrison
Original Jade Ridge builder — now resale only in this section
Family
Richmond American
Value-oriented new builds outside The Cliffs price tier
Outdoor Recreation
What Outdoor Amenities Does Jade Ridge at The Cliffs Offer?
Jade Ridge's outdoor lifestyle is the strongest of any Summerlin village — Red Rock Canyon ten minutes west, 150-plus trail miles at the doorstep, and Fox Hill Park adjacent. The Bureau of Land Management manages the 195,000-acre Red Rock Canyon conservation area, with 300 days of annual sunshine for year-round use.
~10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking, and climbing routes from beginner to elite, managed by the Bureau of Land Management.
ADJACENT
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
The Cliffs village's anchor park — adventure playground with zip lines, disc golf, picnic areas, and trail connections into the Summerlin network.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Desert gardens, dog-friendly walking trails, and open space that link multiple Summerlin villages through the linear park corridor.
AT DOORSTEP
Summerlin Trail Network
150+ milesWalking · Biking · Community accessFree
The valley's most extensive community trail system — connects Jade Ridge directly to parks, schools, Downtown Summerlin, and neighboring villages across 22,500 master-plan acres.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's shopping, dining, and events hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and City National Arena all within the complex.
10 MIN
TPC Summerlin Golf Club
18 holesChampionship golfMember/guest
Home of the PGA Tour's Shriners Children's Open — one of the most celebrated tournament courses in the Las Vegas Valley, a short drive east on Summerlin Parkway.
15 MIN
Las Vegas National Golf Club
18 holesPublic golfPublic daily fee
Historic public course in the heart of Las Vegas — an accessible golf option for residents who want course time without a club commitment.
~45 MIN
Mount Charleston
Spring Mountains NRAHiking · Snow · Cool tempsFree / NF fee
The Las Vegas Valley's high-elevation escape — up to 11,918 feet of Spring Mountain terrain, cool summers, and winter snow accessible year-round via US-95 north.
The Jade Ridge Lifestyle
What Does a Weekend in Jade Ridge at The Cliffs Look Like?
Three moods within minutes: a morning loop on Summerlin's trail network from Fox Hill Park, weekend hiking at Red Rock Canyon ten minutes west per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes away — City National Arena events and Las Vegas Ballpark games on weekend evenings.
150+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
$0Nevada State Income Tax
THIS WEEKEND'S OPEN HOUSES
Can You Tour Jade Ridge at The Cliffs Homes This Weekend?
Open houses do occur in The Cliffs village, though the move-up market means most sellers prefer appointment-only showings coordinated with the listing agent. Set up instant alerts to get notified the moment a Jade Ridge home schedules an open house — or browse every active listing now and let us arrange private showings.
Planning a move
What Should I Verify Before Moving to Jade Ridge at The Cliffs?
Budget around the specific home, not a community average. Before you compare the cost of a move to Jade Ridge at The Cliffs, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Jade Ridge at The Cliffs Economy?
Jade Ridge residents plug into Summerlin's professional economy: executives, physicians, entrepreneurs, 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 $110,000 — with The Cliffs village skewing higher toward the move-up professional profile.
$110,000+Avg household income, The Cliffs areaNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorCorporate, medical & retail employment
20 minTo Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Jade Ridge Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes east on Summerlin Parkway
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes from Jade Ridge
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations at the Summerlin gateway, about fifteen minutes east
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway and I-15
- Clark County School District (west region)Summerlin-area campuses including Palo Verde High School and John C. Vanderburg Elementary
- Howard Hughes CorporationOngoing master-plan development, leasing, and asset management for Summerlin's 22,500-acre footprint
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Jade Ridge at The Cliffs Compare to Summerlin, Las Vegas & Henderson?
If you're weighing Jade Ridge against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Jade Ridge wins on outdoor access and Red Rock Canyon proximity; Summerlin West wins on new construction; Henderson wins on citywide safety stats — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Jade Ridge (The Cliffs) | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Plan Price Range | $900K–$1.5M | From $350K (varies widely) | From $250K | From $300K |
| ZIP Median List | ~$1.0M (89135) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market | 44 (ZIP 89135) | 21 | 20 | 21 |
| Guard-Gated Option | Nearby (The Ridges, RR CC) | Yes (The Ridges, RR CC) | Select enclaves | Select enclaves (MacDonald Highlands) |
| Distance to Red Rock Canyon | ~10 min | ~15–20 min (varies) | ~20–30 min | ~35–45 min |
| New Construction | Limited (some Cliffs phases) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Trail Network | 150+ mi Summerlin system | 150+ mi Summerlin system | Select areas | Select areas |
| Best For | Red Rock access · Schools · Outdoors | Schools · Luxury · Master plan | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Jade Ridge figures are community plan-record values; city and county demographics are sourced from Census and LVR. Last updated June 2026.
Cost of Ownership
What Will Jade Ridge 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 Jade Ridge Payment
$6,172
Illustrative Monthly Payment
- Principal & Interest$5,322
- Property Tax$500
- Insurance$150
- HOA$200
- PMI$0
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 Jade Ridge at The Cliffs?
The Cliffs village sits on Summerlin's western edge with West Charleston Boulevard, Summerlin Parkway, and the I-215 Beltway providing fast multi-directional access. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Jade Ridge destinations inside Summerlin beat that comfortably.
Drive Times from Jade Ridge at The Cliffs
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy east
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minHarry Reid Intl AirportI-215 South
- ~25 minDowntown Las VegasUS-95 east
- ~45 minMount CharlestonUS-95 north → SR-157
- ~35 minHendersonI-215 east
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Jade Ridge at The Cliffs?
Most Jade Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 7–14 days. Jumbo loans on higher-priced Cliffs homes may need extra appraisal time when comparable sales are limited. Nevada escrow does not require an attorney — a licensed escrow officer handles the process, keeping timelines and costs predictable.
Quick Answer
What down payment do you need to buy in Jade Ridge at The Cliffs?
Most Jade Ridge buyers put down 10–20%. On a $915,000 home that means $91,500–$183,000; homes above the conforming jumbo threshold (~$832,750 in 2026) require 20–25% down with reserves. VA loans allow 0% for eligible veterans. Get pre-approved before touring — The Cliffs village inventory moves steadily and sellers favor buyers with clean, verified financing in hand.
Jade Ridge at The Cliffs FAQ — 17 Answers
What Do Jade Ridge at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Jade Ridge at The Cliffs?
The median home price in Jade Ridge sits around $915,000 per NREG’s analysis of Las Vegas REALTORS MLS data for ZIP code 89135 — a reflection of The Cliffs village's elevated lot positions and larger contemporary floor plans. Entry-level resales start near $900,000 while newer or view-premium homes push toward $1.5 million. Call Nevada Real Estate Group at (702) 637-1759 for live Jade Ridge comparables before writing an offer.
Is Jade Ridge at The Cliffs guard-gated?
No — Jade Ridge is a non-gated single-family neighborhood within The Cliffs village of Summerlin. Security comes from the master plan's community design: quiet cul-de-sac streets, low through-traffic, and Summerlin's overarching HOA oversight rather than a staffed gate. Buyers who want a guard-gated address inside Summerlin typically look at The Ridges or Red Rock Country Club, both within The Cliffs village area at higher price points.
What village is Jade Ridge part of in Summerlin?
Jade Ridge belongs to The Cliffs village — one of Summerlin's newest and most elevated village groupings, developed by Howard Hughes Corporation in ZIP 89135. The Cliffs sits on Summerlin's western edge, with elevated terrain offering Red Rock Canyon views, trail-system connectivity, and a five-minute drive to Downtown Summerlin's 125-plus shops and restaurants. Village membership means shared parks, trail links, and master-association amenity access.
What are HOA fees in Jade Ridge at The Cliffs?
Budget $110–$260 per month for Jade Ridge HOA dues, combining the Summerlin master association fee with the sub-association covering common-area maintenance, landscaping, and village amenity access. Exact dues, reserve balances, and any pending special assessments vary by sub-association — always request the full resale package during due diligence. Our team reviews HOA documents on every Jade Ridge file so there are no surprise carrying costs at closing.
What schools serve Jade Ridge at The Cliffs?
Clark County School District serves Jade Ridge with John C. Vanderburg Elementary, Sig Rogich Middle School, and Palo Verde High School (8/10 per GreatSchools) covering the area. Private options include The Meadows School and Bishop Gorman High School; charters include Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada. Always confirm zoning with CCSD directly — our team includes a school-boundary check in every buyer file as standard.
How far is Jade Ridge from the Las Vegas Strip?
Jade Ridge is approximately twenty minutes from the Strip via Summerlin Parkway and I-15. Harry Reid International Airport runs about thirty minutes via I-215 South. Downtown Summerlin's shops and restaurants are roughly five minutes away, and Red Rock Canyon's scenic loop trailhead is about ten minutes west. Most residents complete daily errands entirely within Summerlin before considering the drive east to the resort corridor.
What is the property tax rate in Jade Ridge?
Nevada property taxes are low by national standards — the effective rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and Nevada Revised Statutes 361.4723 caps annual primary-residence tax increases at 3%. On a $915,000 Jade Ridge home that translates to approximately $4,580–$6,410 per year — a fraction of the tax burden on a comparable California home, and a meaningful advantage for households relocating from the Bay Area or Southern California.
How does Jade Ridge compare to other Summerlin villages?
Jade Ridge sits in The Cliffs — Summerlin's newest western village tier — which commands a premium over older inner villages due to larger lots, contemporary architecture, and elevated terrain near Red Rock Canyon. The Paseos and The Arbors offer similar single-family living at lower price points ($500K–$900K). The Ridges and Red Rock Country Club are the guard-gated luxury tier starting near $1.2M–$2M. Jade Ridge targets the move-up buyer who wants The Cliffs elevation and finishes without a guard-gated price.
What are property taxes like compared to California?
The tax advantage is substantial. California's top state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. On the property side, Nevada's effective rate of roughly 0.5–0.7% compares favorably to California's base 1.0% plus local bonds and assessments that routinely push effective rates above 1.2–1.5%. A Jade Ridge household earning $300,000 annually saves roughly $28,000–$40,000 per year in state income tax alone versus a Bay Area peer.
Is Jade Ridge at The Cliffs a good investment?
The Cliffs village has shown strong appreciation driven by limited supply — Howard Hughes Corporation controls land release, preventing oversupply — and growing demand from California relocators and move-up Las Vegas buyers. Jade Ridge's elevated lots and contemporary floor plans are harder to replicate as buildable land in western Summerlin shrinks. For buyers with a 5-plus-year horizon, structural scarcity and the master plan's ongoing investment in trails, parks, and retail support the investment thesis.
What is daily life like in Jade Ridge at The Cliffs?
Mornings often start on Summerlin's 150-plus-mile trail network, which links Jade Ridge directly to parks, schools, and Downtown Summerlin. Weekends offer hiking at Red Rock Canyon ten minutes west, golf at TPC Summerlin or Las Vegas National, and events at City National Arena and Las Vegas Ballpark — both minutes from Downtown Summerlin. Evenings pull residents east to the Strip's dining and entertainment or keep them in Summerlin's local restaurant scene.
What outdoor recreation is near Jade Ridge at The Cliffs?
The Cliffs village sits closest to Red Rock Canyon National Conservation Area — about ten minutes to the scenic loop entrance — managed by the Bureau of Land Management across roughly 195,000 acres of Mojave wilderness. The Summerlin trail network connects Jade Ridge to Fox Hill Park, The Paseos Linear Park, and a dozen community parks. TPC Summerlin and Las Vegas National Golf Club are about fifteen minutes east for residents who want course access.
What builder constructed homes in Jade Ridge at The Cliffs?
Jade Ridge was developed within the Howard Hughes Corporation Summerlin master plan in the 2000s. National builders including Toll Brothers, Lennar, and William Lyon Homes (now Taylor Morrison) constructed homes across The Cliffs village using Summerlin's design-review standards — contemporary desert architecture, desert-palette exteriors, and energy-efficient systems. Resale buyers today benefit from established landscaping and mature community character that newer Summerlin West phases are still developing.
Can Nevada Real Estate Group help me buy or sell in Jade Ridge at The Cliffs?
Yes — call (702) 637-1759 or start your search at our live MLS portal. Nevada Real Estate Group has represented buyers and sellers throughout The Cliffs village for years and tracks every Jade Ridge closing, HOA document, and pricing trend. Our team handles gate-access coordination (for nearby gated communities), virtual tours for out-of-state buyers, and school-boundary verification on every file. We are Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in volume.
What down payment do I need for a Jade Ridge home?
Most Jade Ridge buyers put down 10–20%. On a $915,000 home that means $91,500–$183,000 at conventional conforming limits; homes above the jumbo threshold (~$832,750 in 2026) need 20–25% down with reserves. VA loans allow 0% for eligible veterans. Get pre-approved before touring — The Cliffs inventory moves steadily, and sellers favor buyers with verified financing.
How long does it take to close on a Jade Ridge home?
Most Jade Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 7–14 days. Jumbo files on higher-priced Cliffs homes sometimes need extra appraisal time. Escrow in Nevada does not require an attorney — a licensed escrow officer handles the transaction, keeping timelines predictable and costs lower than attorney-state closings.
Is Jade Ridge at The Cliffs part of Summerlin HOA?
Yes — all Jade Ridge homes pay both the Summerlin master association fee and a sub-association fee specific to The Cliffs village, totaling $110–$260/mo combined. The master HOA funds trail maintenance, community parks, design standards, and events across Summerlin's 22,500-acre footprint. The sub-association covers neighborhood landscaping and common areas. Request the full resale package — dues, reserves, CC&Rs — early in escrow.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Jade Ridge at The Cliffs?
These are the eight queries Jade Ridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is Jade Ridge at The Cliffs guard-gated?
No — Jade Ridge is a non-gated single-family neighborhood in The Cliffs village. Buyers who want a staffed gate inside Summerlin cross-shop The Ridges (from $2M) or Red Rock Country Club (from $1.2M), both nearby.
What village is Jade Ridge in?
Jade Ridge is in The Cliffs village — Summerlin's newest and most elevated village grouping on the western escarpment, ZIP 89135, developed by Howard Hughes Corporation in the 2000s.
How close is Jade Ridge to Red Rock Canyon?
About ten minutes — The Cliffs village is the closest Summerlin neighborhood to the Bureau of Land Management's Red Rock Canyon National Conservation Area scenic loop entrance. It's the primary outdoor lifestyle draw for Jade Ridge buyers.
What are the HOA fees in Jade Ridge?
Budget $110–$260 per month combined — the Summerlin master association fee plus the sub-association fee for The Cliffs village. Request both resale packages during escrow: dues, reserve study, and assessment history.
What ZIP code is Jade Ridge at The Cliffs?
89135 — The Cliffs village ZIP code in western Summerlin. Using 89135 in your MLS search filters to The Cliffs area and avoids mixing in lower-priced inner Summerlin corridors with very different price points.
Are there new homes for sale in Jade Ridge at The Cliffs?
Jade Ridge proper is primarily resale, though The Cliffs village has active new-construction phases in neighboring sections like Oluna at The Cliffs. Ask our team for the current builder activity in The Cliffs area.
How does Jade Ridge compare to The Paseos in Summerlin?
Jade Ridge is the move-up tier ($900K–$1.5M) while The Paseos offers more entry-level Summerlin living (from ~$450K). Jade Ridge wins on elevation, views, and Red Rock Canyon proximity; The Paseos wins on price and family-oriented park infrastructure.
Is Jade Ridge at The Cliffs a good investment?
For 5-plus-year holds, yes — Howard Hughes Corporation's controlled land release limits new supply, The Cliffs village's elevation and Red Rock Canyon proximity are irreplaceable location advantages, and ongoing California migration into the Las Vegas metro sustains demand.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
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 — from Jade Ridge resales to new-construction phases in neighboring sections. That depth is behind the team's #1 ranking in Nevada.
#1
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Ranked Top 100 nationwide, RealTrends 2025
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Years in Nevada real estate
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Want to Talk to a Jade Ridge 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 Jade Ridge at The Cliffs?
Compare Jade Ridge at The Cliffs with neighboring Summerlin villages and nearby Las Vegas communities — from The Cliffs village sections adjacent in ZIP 89135 to Henderson 35 minutes southeast. Each card pairs commute time with price positioning so you can judge whether a different lifestyle actually buys more home for the money.
IN-VILLAGE
The Cliffs (village hub)
$700K–$2M+
Same village as Jade Ridge
View The Cliffs (village hub) →ADJACENT
Oluna at The Cliffs
$900K–$1.5M+
Adjacent section, The Cliffs village
View Oluna at The Cliffs →More Summerlin communities
- Oluna
- Ironwood
- SHAWOOD at Arcadia
- Red Rock Terraces
- Skystone
- Parkside Townhomes
- Mira Villa
- Terra Luna
- The Mesa
- Summerlin South Area
- The Preserve at Summerlin
- The Ridges
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which The Cliffs Village Neighborhoods Can You Explore A–Z?
The Cliffs village spans several neighborhood sections across ZIP 89135 — Jade Ridge, Oluna at The Cliffs, Red Rock Country Club, and The Ridges among them — indexed alphabetically here for orientation. Our team can pull current listings, HOA documents, and school-boundary details for any section on request.
R
- Red Rock Country Club
T
- The Cliffs village (hub)
- The Ridges
KEEP LEARNING
What Else Should You Read About Jade Ridge at The Cliffs?
These guides extend the research most Jade Ridge buyers do next — understanding the broader Summerlin market, comparing luxury enclaves, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context before committing to The Cliffs village.
Read →MARKET HUB
Summerlin Community Hub
Master-plan data, every Summerlin village, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Jade Ridge 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. ZIP 89135 statistics are presented as area benchmarks — not Jade Ridge-only claims — because the community is a sub-section of the broader Cliffs village ZIP code. Follow any link below to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list price, days on market, and active/closed counts for ZIP code 89135 (The Cliffs village area). NREG market report
- U.S. Census Bureau — ZIP 89135 population, income, age, and housing data (ACS 2020–2024 5-year estimates; Jade Ridge at The Cliffs is not tabulated separately). data.census.gov
- Howard Hughes Corporation — Summerlin master-plan data, trail network, village descriptions, and development status. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District (CCSD) — School zoning, attendance boundaries, and campus information for The Cliffs village area. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for CCSD and private campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California top state income tax rate (13.3%) cited in the relocation tax comparison. ftb.ca.gov
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