Nevada's #1 team for Oluna at The Cliffs real estate. Lennar's gated neighborhood of four-bedroom, two-story homes in Summerlin's southernmost village — 8 closings at a $1,420,000 median in the 12 months to August 2026.
MEDIAN LIST PRICE (ZIP 89135)
$876K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 12, 2026
OLUNA CLOSINGS, SEPT 2025–AUG 2026
8 · $1.42M median
GLVAR MLS, plat Summerlin Village 16A Parcel D
LENNAR FLOOR PLANS (2017)
3,290–3,800 sq ft
Four two-story plans, per Howard Hughes
MEDIAN DAYS ON MARKET (ZIP 89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 12, 2026
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Last updated
September 30, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Oluna is Lennar’s gated neighborhood of four-bedroom, two-story homes in The Cliffs, Summerlin’s southernmost village, per Howard Hughes (Lennar in Summerlin, 2018). Its MLS plat recorded 8 closings at a $1,420,000 median from September 2025 through August 2026, and none was listed on September 29, 2026, per NREG’s analysis of Las Vegas REALTORS MLS data (Oluna’s plat, ZIP 89135).
Last updated September 2026 · Sources: Howard Hughes (Lennar in Summerlin, 2018), Las Vegas Review-Journal (2017), NREG’s MLS analysis (ZIP 89135)
The MLS files Oluna’s homes under the plat “Summerlin Village 16A Parcel D Jade Ridge,” and the grid below shows that plat only. None was listed on September 29, 2026; the plat recorded 8 closings from September 2025 through August 2026 at a $1,420,000 median, per NREG’s analysis of Las Vegas REALTORS MLS data (Oluna’s plat, ZIP 89135). Until the next one lists, the grid shows other active homes in ZIP 89135 and labels them as outside Oluna.
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 12, 2026, 11:30 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
These cards count Oluna’s plat only — the same filter as the grid and NREG’s analysis of Las Vegas REALTORS MLS data (Oluna’s plat, ZIP 89135). None was listed on September 29, 2026; Oluna’s 8 closings from September 2025 through August 2026 had a $1,420,000 median.
The directory links below use the grid’s filter — Oluna’s MLS plat in ZIP 89135 — with live counts from NREG’s analysis of Las Vegas REALTORS MLS data (Oluna’s plat, ZIP 89135). The cards link to the other Cliffs neighborhoods’ own pages.
Neighboring Cliffs neighborhoods with their September 29, 2026 listings (GLVAR MLS). Each links to its own page.
Updated daily · 332 active listings across ZIP 89135 · MLS data
STAY AHEAD OF THE MARKET
Alerts by neighborhood, price and bedrooms — no spam, unsubscribe anytime. Oluna had no home listed on September 29, 2026 and 8 closings in the 12 months to August 2026, so an alert is the practical way to see the next one as it lists.
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
Oluna is a gated neighborhood of large two-story Lennar homes in The Cliffs, a village designed around its terraced landscape and the ridgeline it is named for, per the Summerlin feature in the Las Vegas Review-Journal (July 15, 2017). Around it, the village has Oak Leaf Park, Faiss Middle School, Shelley Berkley Elementary School and the county’s Aquatic Springs indoor pool.
Four-bedroom homes on a gated street grid. Lennar’s four plans run 3,290 to 3,800 square feet. The 2017 Summerlin feature described each elevation as the village’s “rugged and contemporary” design — clean horizontal rooflines, textured facades, and colors and landscaping meant to blend with the setting — with three elevations per plan, twelve exteriors in all.
Lennar built them with its “Everything’s Included” package — granite countertops, a gourmet kitchen with appliances and home automation — and a downstairs primary bedroom on every plan, per Howard Hughes. Lennar also offered its Next Gen suite: a private living room, bedroom with walk-in closet, bathroom, kitchenette, laundry and one-car garage within the home. Finishes differ from home to home now; check each listing.
Inside The Cliffs village, per Howard Hughes: Oak Leaf Park (more than five acres, with four pickleball courts, two shaded playgrounds, a climbing tower, picnic pavilions and a demonstration garden), Faiss Park with the county’s Aquatic Springs indoor pool, and Cowabunga Canyon water park, which opened in 2013 as Wet ’n’ Wild.
Oluna is in the ZIP 89135 part of The Cliffs, Summerlin’s southernmost village, just south of Vistara. The MLS files it as the plat “Summerlin Village 16A Parcel D Jade Ridge,” on streets such as Jade Gardens Drive, Jade Point Drive, Green Ember Drive and Amber View Street. It is in unincorporated Clark County with Las Vegas mailing addresses. Howard Hughes puts the whole village at just over 418 acres.
Quick Answer
Lennar’s gated neighborhood in The Cliffs, Summerlin’s southernmost village: four two-story plans of 3,290 to 3,800 square feet, all with four bedrooms, whose model homes opened in July 2017. It is in ZIP 89135, and the MLS files it as Summerlin Village 16A Parcel D. Every home is now a resale.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Oluna 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: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89135 and Clark County (Oluna is not tabulated separately) · Updated
POPULATION & GROWTH
Howard Hughes began developing The Cliffs in 2015, and Lennar opened Oluna’s models in 2017. ZIP 89135, which holds Oluna, grew from 24,144 residents in the 2010 Census to 31,763 in 2020.
The Cliffs is not on Summerlin’s list of actively selling villages (read September 30, 2026), and Oluna was not among the four Cliffs neighborhoods Howard Hughes listed as still selling in January 2021, so new supply here comes from resales.
Sources: U.S. Census Bureau and Summerlin’s actively selling villages. ZIP 89135 figures shown because the Census does not tabulate the neighborhood separately. 2010 and 2020 are decennial Census counts (2010 SF1, 2020 DHC); the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,153 recorded closings — Las Vegas REALTORS MLS records via Repliers.
ACTIVE MARKET
Market Competitiveness
ZIP 89135 homes spent a median 38 days on market in NREG’s analysis of Las Vegas REALTORS MLS sold data, September 2026. Oluna itself trades in small numbers: 8 closings over the 12 months to August 2026 and no home listed on September 29, 2026.
Oluna’s homes share one builder and four plans, so the comparison is between individual homes — plan, lot, upgrades and whether a Next Gen suite was built — and against the other Cliffs neighborhoods.
Ready to explore homes in Oluna at The Cliffs? We can pull recent Oluna sales by plan and set an alert for the next listing.
Start Your Home SearchNeighborhood Comparison
Oluna and the other Cliffs plats in ZIP 89135, side by side: homes listed on September 29, 2026 and closings from September 2025 through August 2026, from NREG’s analysis of Las Vegas REALTORS MLS data (Oluna’s plat, ZIP 89135). Samples are small — a single sale moves a median.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Oluna (Parcel D) | $1,420,000 (8 sales) | n/a* | n/a* | 0 | Gated · Lennar · Four bedrooms |
| Vistara (Parcel C) | $875,000 (7 sales) | n/a* | n/a* | 3 | Gated · Pulte · One- and two-story |
| Granite Heights & Ironwood (Parcels A, B) | $1.3M–$2.15M (main plat medians) | n/a* | n/a* | 6 | Gated · Toll Brothers |
| Nova Ridge (Parcels F & G) | $1.77M–$1.85M (plat medians, 8 sales) | n/a* | n/a* | 2 | Gated · Contemporary |
Source: GLVAR MLS records via NREG — active listings on September 29, 2026 and closings recorded September 2025 through August 2026 (pulled 2026-09-29). Builders per Howard Hughes and listing remarks. $/sq ft and days on market are not calculated for these small samples.
Neighborhood Detail
Submarket 1
Lennar’s gated neighborhood, MLS plat Summerlin Village 16A Parcel D Jade Ridge: four two-story plans of 3,290–3,800 square feet whose models opened in July 2017, per Howard Hughes. No home was listed on September 29, 2026.
Browse Oluna (Parcel D) homes →Submarket 2
Pulte’s gated neighborhood just north of Oluna, the second to open in The Cliffs (2016): one- and two-story plans of 2,156–2,599 square feet, per Howard Hughes. Listed at $899,000 to $975,000 on September 29, 2026.
Browse Vistara (Parcel C) homes →Submarket 3
Village 16A Parcels A (Granite Heights) and B (Ironwood), both gated Toll Brothers neighborhoods per listing remarks. Plat medians on closings: Parcel A $2,150,000 (3 sales), Parcel B $1,300,000 (9 sales). Listed at $1,199,000 to $2,399,000 on September 29, 2026.
Browse Granite Heights & Ironwood (Parcels A, B) homes →Submarket 4
Village 16A Parcels F & G, a gated neighborhood built by Pardee (later Tri Pointe), per Howard Hughes. Listed at $1,530,000 and $1,825,000 on September 29, 2026.
Browse Nova Ridge (Parcels F & G) homes →Submarket 5
Howard Hughes sold Lennar its Cliffs parcel in 2015; Lennar opened Oluna’s model homes in July 2017 with four two-story plans, and the neighborhood had sold out by January 2021, when Howard Hughes listed the four Cliffs neighborhoods still selling.
Browse Oluna — Neighborhood Facts homes →STILL DECIDING?
BY ZIP CODE
ZIP 89135 covers most of Summerlin South, so its median says little about Oluna. The rows below separate the ZIP benchmark from Oluna and the other Cliffs plats in the ZIP.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | ZIP 89135 overall — most of Summerlin South | $885,000 median list (Sept 30, 2026) | — | 38 (ZIP, Sept 30, 2026) | 333 (ZIP, Sept 30, 2026) | n/a* |
| 89135 | Oluna — plat Summerlin Village 16A Parcel D Jade Ridge (this page’s grid) | $1,420,000 median closing (8 sales) | n/a* | n/a* | 0 (Sept 29, 2026) | n/a* |
| 89135 | Vistara — plat Village 16A-Parcel C | $875,000 median closing (7 sales) | n/a* | n/a* | 3 (Sept 29, 2026) | n/a* |
| 89135 | All Cliffs plats in 89135 (MLS “Village 16A”) | $0.9M–$2.4M listed | n/a* | n/a* | 11 (Sept 29, 2026) | n/a* |
Source: NREG’s MLS analysis (ZIP 89135 median, days on market and active count as rendered September 30, 2026) and GLVAR MLS listings on September 29, 2026 and closings September 2025–August 2026 for each plat. *$/sq ft and year-over-year change are omitted — the samples are too small to be meaningful. Parcel data per the Clark County Assessor.
Builders
Lennar built every Oluna home. No builder is selling new homes in The Cliffs today — it is not on Summerlin’s list of actively selling villages (checked September 30, 2026) — so these are the builders behind Oluna and its nearest neighbors.
Oluna (all homes)
Models opened July 2017; four two-story plans of 3,290–3,800 sq ft; Next Gen suite offered (Howard Hughes)
Vistara (just north)
Gated; one- and two-story plans of 2,156–2,599 sq ft (Howard Hughes, 2016)
Granite Heights, Ironwood, Regency
Regency is age-qualified and staff-gated; Granite Heights and Ironwood are gated (Howard Hughes; MLS remarks)
Outdoor Recreation
The Cliffs village has its own parks and two water facilities, per Howard Hughes. Red Rock Canyon — Nevada’s first National Conservation Area, with a 13-mile scenic drive, per the Bureau of Land Management — is about 23 minutes from Oluna with no traffic (OSRM routing, September 30, 2026).
IN THE VILLAGE
The Cliffs’ central community park, per Howard Hughes: four pickleball courts, two shaded playgrounds, a climbing tower, a central lawn, shaded picnic pavilions and a demonstration garden.
IN THE VILLAGE
Indoor aquatic center built by Howard Hughes in Faiss Park and deeded to Clark County to run as a public facility.
IN THE VILLAGE
The water park Howard Hughes lists in The Cliffs village; it opened in 2013 as Wet ’n’ Wild.
~23 MIN W
Nevada’s first National Conservation Area, 17 miles west of the Strip on Charleston Boulevard/State Route 159, managed by the Bureau of Land Management.
The Oluna Lifestyle
Pickleball at Oak Leaf Park, a swim at Aquatic Springs, or the 13-mile Red Rock Canyon scenic drive, per the Bureau of Land Management — about 23 minutes from Oluna with no traffic.
THIS WEEKEND'S OPEN HOUSES
Oluna had no home listed on September 29, 2026. When one lists, its agent schedules any open house, and because Oluna is gated a showing needs an appointment. Set an alert to hear when one opens, or ask us to arrange a private showing.
Budget around the specific home, not a community average. Before you compare the cost of a move to Oluna 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
Oluna is a residential neighborhood; its nearest large employers are in Summerlin and the Las Vegas resort corridor. The U.S. Bureau of Labor Statistics publishes current jobs and unemployment figures for the Las Vegas metro area.
Sources: U.S. Bureau of Labor Statistics, OSRM routing (project-osrm.org). Drive times checked September 30, 2026 from the middle of Oluna.
COMMUNITY COMPARISON
Oluna, its neighbor Vistara and all of The Cliffs’ 89135 plats on the same dates: GLVAR MLS listings on September 29, 2026 and closings from September 2025 through August 2026, plus the neighborhood facts Howard Hughes publishes.
| Metric | Oluna | Vistara | The Cliffs (89135 plats) |
|---|---|---|---|
| MLS plat | Village 16A Parcel D Jade Ridge | Village 16A-Parcel C | Village 16A (all parcels) |
| Builder | Lennar | Pulte Homes | Toll Brothers, Pulte, Lennar, Pardee |
| Original plans | 3,290–3,800 sq ft, two-story | 2,156–2,599 sq ft, one- and two-story | Varies by neighborhood |
| Listed Sept 29, 2026 | 0 | 3 | 11 |
| Closings, Sept 2025–Aug 2026 | 8 ($1,420,000 median) | 7 ($875,000 median) | 40 |
| Gated | Yes (Howard Hughes) | Yes (Howard Hughes) | Most neighborhoods |
| Opened | 2017 (models) | 2016 | Development began 2015 |
Sources: GLVAR MLS records via NREG’s MLS analysis (listings 2026-09-29; closings pulled 2026-09-29) and Howard Hughes (Oluna 2017–2018, Vistara 2016–2018, The Cliffs history). The Cliffs’ 89135 figures include Oluna and Vistara. Last updated September 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
Oluna is near the southern edge of Summerlin. Mean travel time to work in Las Vegas is published in U.S. Census QuickFacts; the times below are from the middle of Oluna with no traffic.
Drive times are free-flow estimates (no live traffic) from OSRM routing on OpenStreetMap data, checked September 30, 2026 from the middle of Oluna (36.0758, -115.3171); rush-hour trips on the 215 run longer. Example route: Oluna to Downtown Summerlin (OSRM).
Quick Answer
Nevada purchases close through an escrow company rather than an attorney, and the contract sets the closing date. Financed purchases need time for the appraisal and loan approval; cash purchases can close faster. Leave room to review every association’s resale documents.
Quick Answer
That depends on the loan. FHFA’s 2026 conforming loan limit for a one-unit home is $832,750; a larger loan is a jumbo loan, with its own down-payment and reserve rules. At Oluna’s $1,420,000 median closing price, staying within the conforming limit takes $587,250 down, about 41%. VA loans allow 0% down for eligible borrowers.
Oluna at The Cliffs FAQ — 17 Answers
Oluna’s MLS plat recorded 8 closings from September 2025 through August 2026 at a $1,420,000 median, per NREG’s analysis of Las Vegas REALTORS MLS data, and none was listed for sale on September 29, 2026. ZIP 89135 as a whole — most of Summerlin South, a far wider area than Oluna — had a $876,000 median list price and 42 median days on market in NREG’s latest pull.
Lennar. Its model homes opened in July 2017 with four two-story plans — Nova (3,290 square feet), Venus (3,312), Sol (3,400) and Terra (3,800) — each with four bedrooms, 3½ baths, a two- or three-car garage and a downstairs primary bedroom, per the Summerlin feature in the Las Vegas Review-Journal. Lennar also offered its Next Gen suite: a private living room, bedroom, bath, kitchenette and one-car garage within the home.
Yes. Howard Hughes described Oluna as “a private, gated neighborhood” when its models opened in 2017. We have found no record of a staffed guard gate. Confirm the gate, access and guest arrangements for a specific home in the association’s resale documents.
89135. Oluna’s homes are on streets such as Jade Gardens Drive, Jade Point Drive, Green Ember Drive and Amber View Street, in unincorporated Clark County with Las Vegas mailing addresses, per the Census Bureau’s geocoder. The Cliffs village spans ZIPs 89135 and 89148; Oluna is in the 89135 part, just south of Vistara.
Because of the parcel’s first name. Howard Hughes announced Lennar’s Cliffs parcel in 2015 as Jade Ridge — about 73 homes of 3,100 to 3,800 square feet — and Lennar opened its Cliffs neighborhood as Oluna in 2017. The MLS still records Oluna’s homes under the plat “Summerlin Village 16A Parcel D Jade Ridge.” A different neighborhood called Jade Ridge, begun by William Lyon Homes and now Taylor Morrison, is in ZIP 89148 and has its own page.
None was listed on September 29, 2026, and the plat recorded 8 closings in the 12 months to August 2026, so resales come up a few at a time. The listings grid on this page shows Oluna’s plat only; when it is empty it shows other active listings in ZIP 89135 and labels them as outside Oluna. A listing alert is the practical way to see the next Oluna home.
No. Howard Hughes’ January 2021 list of the four neighborhoods still selling new homes in The Cliffs did not include Oluna, and The Cliffs is not on Summerlin’s list of actively selling villages (checked September 30, 2026). Every Oluna home is a resale, built by Lennar from 2017.
About 19 minutes (12.7 miles) to the Bellagio and about 21 minutes (12.8 miles) to Harry Reid International Airport’s Terminal 1, from the middle of Oluna with no traffic, by OSRM routing on OpenStreetMap data (checked September 30, 2026). Downtown Summerlin is about 13 minutes north. Rush hour on the 215 Beltway adds time.
About 23 minutes (12.2 miles) to the Red Rock Canyon Visitor Center with no traffic, by OSRM routing (checked September 30, 2026). The Bureau of Land Management puts Red Rock Canyon, Nevada’s first National Conservation Area, 17 miles west of the Strip on Charleston Boulevard/State Route 159, with a 13-mile scenic drive.
The Clark County School District assigns public schools by address, so look up the exact home with CCSD’s zoning search and see each school’s state data on the Nevada Report Card. Howard Hughes lists two CCSD campuses in The Cliffs village — Faiss Middle School (opened 2007) and Shelley Berkley Elementary School (opened 2017) — plus Bishop Gorman High School, a private Catholic school. Being nearby does not make a school the assigned one.
We do not publish a figure because we have not verified one. The resale package for the exact home lists every association that governs it, with current dues, reserves, any special assessments and transfer fees — request it early in escrow.
Clark County taxes each parcel at its tax district’s rate, so get the current bill for the exact home from the Clark County Treasurer. Nevada caps annual increases on a primary residence at 3% under NRS 361.4723 once the owner claims it; until then, the general cap of up to 8% applies (NRS 361.4722). Nevada has no personal income tax.
Both are gated Cliffs neighborhoods in ZIP 89135, filed in the MLS as Village 16A Parcels D (Oluna) and C (Vistara, just north). Oluna is Lennar’s four-bedroom, two-story homes of 3,290–3,800 square feet; Vistara is Pulte’s one- and two-story plans of 2,156–2,599 square feet. From September 2025 through August 2026 Oluna’s plat recorded 8 closings at a $1,420,000 median and Vistara’s 7 at $875,000.
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in total volume. We represent buyers and sellers across The Cliffs, including Oluna. Call (702) 637-1759 for recent Oluna sales by plan, a home valuation or a buyer consultation.
That depends on the loan. FHFA’s 2026 conforming loan limit for a one-unit home is $832,750; a larger loan is a jumbo loan, with its own down-payment and reserve rules. At Oluna’s $1,420,000 median closing price, staying within the conforming limit takes $587,250 down, about 41%. VA loans allow 0% down for eligible borrowers.
Nevada purchases close through an escrow company rather than an attorney, and the contract sets the closing date. Financed purchases need time for the appraisal and loan approval; cash purchases can close faster. Leave room to review every association’s resale documents.
MLS records show 8 closings on Oluna’s plat from September 2025 through August 2026, at a $1,420,000 median. That is a small sample — one sale moves the median — so compare recent sales of the same plan before making an offer.
Updated October 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
Short answers with their sources: MLS records from NREG’s analysis of Las Vegas REALTORS MLS data (Oluna’s plat, ZIP 89135), neighborhood facts from Howard Hughes, and tax law from the Nevada Revised Statutes.
Yes. Howard Hughes, Summerlin’s developer, lists Oluna as a Lennar neighborhood in The Cliffs, Summerlin’s southernmost village.
Lennar, which opened the model homes in July 2017 and was still selling in September 2018, per Howard Hughes. Oluna was not among the four Cliffs neighborhoods still selling in January 2021.
Yes. Howard Hughes described it in 2017 as “a private, gated neighborhood.” Confirm gate and guest-access terms in the resale documents.
The plat “Summerlin Village 16A Parcel D Jade Ridge,” ZIP 89135 — the name Howard Hughes used for Lennar’s parcel in 2015. The separate Jade Ridge neighborhood by Taylor Morrison is in ZIP 89148.
Lennar’s four plans were Nova (3,290 square feet), Venus (3,312), Sol (3,400) and Terra (3,800), all two-story with four bedrooms and 3½ baths, per Howard Hughes.
Faiss Middle School (opened 2007) and Shelley Berkley Elementary School (opened 2017), both CCSD, are in The Cliffs village, per Howard Hughes. Assignments go by address — confirm the exact home with CCSD’s zoning search.
Most of Summerlin South, including part of The Cliffs, The Mesa, The Ridges and Red Rock Country Club. The ZIP had 32,524 residents in the ACS 2020–2024 estimates, and its median list price was $876,000 in NREG’s latest MLS pull.
8 closings were recorded on Oluna’s MLS plat from September 2025 through August 2026, at a $1,420,000 median.
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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
Oluna’s neighbors in The Cliffs and the village around it, placed by MLS listing locations. Listing figures are GLVAR MLS, September 29, 2026.
PARENT VILLAGE
$0.9M–$2.4M listed (89135 plats)
Summerlin’s southernmost village
View The Cliffs (village) →More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
The Cliffs’ neighborhoods in both ZIP codes, plus the village overview and the Summerlin hub.
KEEP LEARNING
Guides for the research that usually comes next — the wider Las Vegas market, how Summerlin compares with Henderson, and every Summerlin village on one page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where valley momentum is this year.
Read →LUXURY COMPARISON
How the valley's two premium poles compare — context for The Cliffs' gated neighborhoods.
Read →VILLAGE GUIDE
Oluna’s parent village: its neighborhoods, builders, gates and MLS sales in both ZIP codes.
Read →Sources & Methodology
Neighborhood facts come from Howard Hughes, Summerlin’s developer, and its feature in the Las Vegas Review-Journal; listings and closings from GLVAR MLS records; area figures from the Census. ZIP 89135 covers far more than Oluna, so every figure is labeled with its area and date. 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: October 15