California Relocators
- Red Rock Canyon views at sub-California prices
- Zero state income tax, 3% property-tax cap
- Contemporary homes $900K–$1.6M vs. comparable CA neighborhoods
- Our relocation team handles virtual tours and remote close
The Cliffs, Summerlin
Onyx Point at The Cliffs Homes For Sale
Nevada's #1 team for Onyx Point at The Cliffs real estate. Search contemporary single-family homes in Summerlin's elevated Cliffs village — Red Rock views, 150+ miles of trails, and top-rated CCSD schools.
Where Can I Find Onyx Point at The Cliffs Homes for Sale?
The ZIP 89148 Summerlin area carried active listings in the $900K–$1.6M band as of June 2026 according to NREG’s MLS analysis MLS data. Onyx Point homes are single-family resale — contemporary desert architecture on elevated lots in The Cliffs village. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
Homes for sale in ZIP 89148 near Onyx Point at The Cliffs
- 235 Hickory Heights Avenue, Las Vegas 89148 — $514,900 · 4 bd · 3.5 ba · 2,780 sq ft · Courtesy of Realty ONE Group, Inc
- 97 Bowler Springs Street, Las Vegas 89148 — $434,900 · 4 bd · 2.5 ba · 2,125 sq ft · Courtesy of Mainstay Brokerage LLC
- 6276 Redstone Hills Drive, Las Vegas 89148 — $729,900 · 4 bd · 3 ba · 2,417 sq ft · Courtesy of RESCOM LLC
- 5289 S Tee Pee Lane, Las Vegas 89148 — $450,000 · 2 bd · 2 ba · 1,468 sq ft · Courtesy of BHHS Nevada Properties
- 8943 Lanta Island Avenue, Las Vegas 89148 — $384,800 · 3 bd · 2.5 ba · 1,476 sq ft · Courtesy of Keller Williams Realty Las Veg
- 8777 W Maule Avenue, Unit 2130, Las Vegas 89148 — $309,900 · 3 bd · 3 ba · 1,666 sq ft · Courtesy of Only Vegas Realty And Property
- 9476 Chandler Springs Avenue, Las Vegas 89148 — $699,999 · 3 bd · 2.5 ba · 2,320 sq ft · Courtesy of Signature Real Estate Group
- 8777 W Maule Avenue, Unit 2137, Las Vegas 89148 — $229,900 · 1 bd · 1 ba · 841 sq ft · Courtesy of Keller Williams MarketPlace
- 6783 Regency Valley Street, Las Vegas 89148 — $925,000 · 3 bd · 2.5 ba · 2,003 sq ft · Courtesy of Simply Vegas
- 262 Fox Lake Avenue, Las Vegas 89148 — $630,000 · 4 bd · 2.5 ba · 2,517 sq ft · Courtesy of Compass Realty & Management
- 369 Hillhead Court, Las Vegas 89148 — $522,500 · 3 bd · 2 ba · 1,848 sq ft · Active Under Contract · Courtesy of Coldwell Banker Premier
- 9088 Jade Vine Avenue, Las Vegas 89148 — $480,000 · 3 bd · 2.5 ba · 1,854 sq ft · Courtesy of Century 21 Americana
- 8949 Veneroso Street, Las Vegas 89148 — $225,000 · 3 bd · 2.5 ba · 2,206 sq ft · Courtesy of Rustic Properties
- 8925 Veneroso Street, Las Vegas 89148 — $404,000 · 4 bd · 2.5 ba · 2,242 sq ft · Courtesy of eXp Realty
- 268 Soggy Ruff Way, Las Vegas 89148 — $444,000 · 3 bd · 2.5 ba · 1,714 sq ft · Courtesy of Elite Realty
- 9014 Partridge Hill Street, Las Vegas 89148 — $410,000 · 4 bd · 2.5 ba · 1,694 sq ft · Courtesy of Realty ONE Group, Inc
- 9050 W Warm Springs Road, Unit 1091, Las Vegas 89148 — $275,000 · 2 bd · 2 ba · 936 sq ft · Courtesy of Housing Helpers Of Las Vegas
- 10179 Emerald Sunset Court, Las Vegas 89148 — $1,199,990 · 3 bd · 2.5 ba · 2,278 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 9587 Newton Grove Court, Las Vegas 89148 — $424,900 · 4 bd · 2.5 ba · 2,015 sq ft · Courtesy of Hastings Brokerage Ltd
- 9452 Green Vineyard Avenue, Las Vegas 89148 — $464,900 · 3 bd · 2.5 ba · 1,672 sq ft · Courtesy of eXp Realty
- 5480 Enchanted Rose Street, Las Vegas 89148 — $435,000 · 4 bd · 2.5 ba · 1,650 sq ft · Courtesy of Keller Williams MarketPlace
- 356 Lakewood Garden Drive, Las Vegas 89148 — $515,000 · 3 bd · 2.5 ba · 2,588 sq ft · Courtesy of Keller Williams MarketPlace
- 9828 Iron Sky Court, Las Vegas 89148 — $960,000 · 3 bd · 3 ba · 2,267 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 9593 Sage Sparrow Avenue, Las Vegas 89148 — $389,900 · 3 bd · 2 ba · 1,108 sq ft · Courtesy of Offerpad
Homes for rent in ZIP 89148 near Onyx Point at The Cliffs
- 9938 Copano Bay Avenue, Las Vegas 89148 — $1,795/month · 3 bd · 2.5 ba · 1,483 sq ft · Courtesy of Nevada Real Estate Corp
- 6604 Tumoulin Street, Las Vegas 89148 — $2,495/month · 4 bd · 2.5 ba · 2,068 sq ft · Courtesy of Commercial & Res Invstmnt Rlty
- 8971 Whitten Park Avenue, Las Vegas 89148 — $2,416/month · 3 bd · 2.5 ba · 1,752 sq ft · Courtesy of Pure Homeriver PRTY MGT Of NV
- 9781 Marcelline Avenue, Las Vegas 89148 — $2,400/month · 4 bd · 3 ba · 2,415 sq ft · Courtesy of Vice Realty
- 10178 Sequoia Canyon, Las Vegas 89148 — $2,150/month · 4 bd · 2.5 ba · 2,296 sq ft · Courtesy of NVWM Realty
- 8231 Dwayne Frye Street, Las Vegas 89148 — $3,000/month · 3 bd · 2.5 ba · 2,497 sq ft · Courtesy of Graham Team Real Estate LLC
- 8968 RUTHERFORD GROVE Street, Las Vegas 89148 — $2,021/month · 3 bd · 2.5 ba · 1,769 sq ft · Courtesy of REMCO
- 9340 Winfrey Avenue, Las Vegas 89148 — $1,750/month · 3 bd · 2.5 ba · 1,316 sq ft · Courtesy of Five Star Real Estate & Proper
- 9050 W Warm Springs Road, Unit 1091, Las Vegas 89148 — $1,650/month · 2 bd · 2 ba · 936 sq ft · Courtesy of Housing Helpers Of Las Vegas
- 7018 Pacific Coast Street, Las Vegas 89148 — $2,200/month · 4 bd · 2.5 ba · 1,770 sq ft · Courtesy of Robinson Realty & Management
- 7012 Flowering Willow Street, Las Vegas 89148 — $1,795/month · 3 bd · 2 ba · 1,182 sq ft · Courtesy of eNational Realty Group
- 97 Daisy Springs Court, Las Vegas 89148 — $2,095/month · 3 bd · 2.5 ba · 1,735 sq ft · Courtesy of Seven Hills Real Estate
- 10073 Pelham Park Avenue, Las Vegas 89148 — $1,995/month · 3 bd · 2.5 ba · 1,661 sq ft · Coming Soon · Courtesy of BHHS Nevada Properties
- 245 COUNTRY GREENS Avenue, Unit N/A, Las Vegas 89148 — $2,350/month · 4 bd · 2.5 ba · 2,544 sq ft · Courtesy of Southwest Real Estate LLC
- 9250 Hollander Avenue, Las Vegas 89148 — $1,945/month · 3 bd · 2.5 ba · 1,421 sq ft · Courtesy of Five Star Real Estate & Proper
- 379 Falcons Fire Avenue, Las Vegas 89148 — $2,550/month · 3 bd · 3 ba · 2,608 sq ft · Courtesy of NVWM Realty
- 280 Ladies Tee Court, Las Vegas 89148 — $2,350/month · 4 bd · 3 ba · 2,251 sq ft · Courtesy of NVWM Realty
- 9890 Ridgehaven Avenue, Las Vegas 89148 — $1,939/month · 4 bd · 2 ba · 1,713 sq ft · Courtesy of Signature Real Estate Group
- 92 Honors Course Drive, Las Vegas 89148 — $2,800/month · 3 bd · 3 ba · 3,064 sq ft · Courtesy of City Villa Realty & Management
- 6234 Cappadocia Street, Las Vegas 89148 — $2,200/month · 3 bd · 2.5 ba · 1,543 sq ft · Courtesy of LIFE Realty District
- 340 Falcons Fire Avenue, Las Vegas 89148 — $2,195/month · 3 bd · 2 ba · 1,743 sq ft · Courtesy of Vertex Realty & Property Manag
- 5642 Beguiling Falls Street, Las Vegas 89148 — $2,540/month · 4 bd · 3.5 ba · 2,003 sq ft · Courtesy of Key Property Management LLC
- 9261 Bearded Iris Avenue, Las Vegas 89148 — $2,195/month · 3 bd · 2.5 ba · 2,018 sq ft · Courtesy of Vertex Realty & Property Manag
- 10134 Reflection Brook Avenue, Las Vegas 89148 — $3,259/month · 6 bd · 4 ba · 3,574 sq ft · Courtesy of Turn Key Property Solutions
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, 11:27 PM Pacific; availability and prices may change.
AREA MEDIAN LIST PRICE (89148)
$509K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
ONYX POINT PRICE RANGE
$900K–$1.6M
Community record
HOA (MASTER + SUB)
$120–$275/mo
Community record
MEDIAN DAYS ON MARKET (ZIP 89148)
32
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 Onyx Point at The Cliffs at a Glance?
Onyx Point at The Cliffs is a single-family neighborhood in Summerlin's elevated Cliffs village — homes priced $900K–$1.6M in ZIP 89148, with Red Rock Canyon views, $120–$275/mo HOA, and access to 150+ miles of trails, per Howard Hughes Corporation and Las Vegas demographics per the U.S. Census. The takeaways below unpack the village context and buyer profile.
- The price tier: single-family homes priced $900K–$1.6M in The Cliffs village — elevated lots, contemporary architecture, Red Rock sightlines.
- The location: five minutes from Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip via Summerlin Parkway.
- Best for: families targeting Sig Rogich MS (10/10) and Palo Verde HS (8/10), and California relocators seeking view lots at California-exit prices.
- No guard gate: open-access village community — lower dues ($120–$275/mo) and simpler showings versus staffed-gate Summerlin enclaves.
- Do your homework: view premiums are real and measurable — pull view-adjusted comps before you offer, and confirm sub-association dues and reserve health in escrow.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
PRICE DISTRIBUTION
How Many Onyx Point-Area Homes Sell in Each Price Range?
Within ZIP 89148 — the western Summerlin cluster containing Onyx Point — active listings span from entry-level townhomes to $3M+ luxury estates per NREG’s MLS analysis MLS data. Onyx Point itself clusters in the $900K–$1.6M band. The counts below show where the broader ZIP-area competition concentrates.
Browse Onyx Point Listings
How Can You Find an Onyx Point Home by Type, Lifestyle & Price?
Onyx Point at The Cliffs homes are single-family resale on elevated lots in The Cliffs village, priced $900K–$1.6M — each link below opens our live Las Vegas MLS search filtered by type, price, and lifestyle, with listing counts updated daily from NREG’s MLS analysis MLS data.
Which Cliffs-Village Neighborhoods Should You Explore?
The Cliffs village includes Onyx Point and neighboring sub-neighborhoods — each sharing the elevated terrain, Red Rock views, and Summerlin trail access. The cards below compare the nearest alternatives.
Single-Family · Red Rock Views
Onyx Point at The Cliffs
Single-Family · Contemporary · ViewsSkystone at The Cliffs
Multiple sub-neighborhoodsThe Cliffs village (broader)
Guard-Gated · Bear's Best GolfThe Ridges
Guard-Gated · Golf · ViewsRed Rock Country Club
Master Plan · All price tiersSummerlin (broader)
By Property Type
By Price Range
283 active listings across ZIP 89148 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Onyx Point Listings First?
Custom alerts by price, beds, and view orientation — no spam, unsubscribe anytime. The best Red Rock-view lots in Onyx Point at The Cliffs move within days when priced right; alert subscribers see new listings within hours of hitting the MLS.
- 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 Onyx Point at The Cliffs, Summerlin?
The Answer
Living in Onyx Point means contemporary desert homes on elevated terrain — five minutes from Downtown Summerlin, ten from Red Rock Canyon, per the City of Las Vegas. Sig Rogich Middle (10/10) and Palo Verde High (8/10) serve the neighborhood, and 150-plus miles of Summerlin trails link the block to the full master plan.
What is Onyx Point at The Cliffs known for?
Onyx Point is known for elevated lots with Red Rock Canyon views, contemporary desert architecture, and a location at the quiet western edge of Summerlin — close to the canyon but still five minutes from Downtown Summerlin's retail and dining corridor.
Who should live in Onyx Point at The Cliffs?
Families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10), move-up buyers from other Summerlin villages, and California relocators who want view lots and a master-planned lifestyle at prices well below comparable California neighborhoods.
What is daily life like?
Morning walks or bike rides on the Summerlin trail network, errands at Downtown Summerlin in five minutes, and weekend hikes at Red Rock Canyon — with the Strip twenty minutes east when you want it.
Location
Where Is Onyx Point at The Cliffs
Onyx Point at The Cliffs sits in the western Summerlin master plan in unincorporated Clark County, ZIP 89148, on elevated terrain near the I-215 beltway and West Charleston Boulevard. About five miles from Downtown Summerlin and roughly eleven miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Henderson
35
Min
Onyx Point at The Cliffs
At a Glance$509,000
Area Median List Price (89148)
$900K–$1.6M
Neighborhood Price Range
$120–$275/mo
HOA (master + sub)
32
Median Days on Market (ZIP 89148)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Elevated single-family neighborhood in The Cliffs village of Summerlin
- Developer
- Howard Hughes Corporation
- Established
- 2000s
- Guard Gate
- None — open-access village
- HOA
- $120–$275/mo (master + sub)
- Home Types
- Single-family, 2,000–3,500+ sq ft
- Schools
- Vanderburg ES, Sig Rogich MS, Palo Verde HS
- Trails
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- Distance to Downtown Summerlin
- ~5 min
- Distance to Red Rock Canyon
- ~10 min
- Distance to Strip
- ~20 min
Census Housing Data / Onyx Point at The Cliffs
What Does the Census Show About Housing in Onyx Point at The Cliffs?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Onyx Point 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.
~8,000
vs Spring Valley CDP 219,187
~78%
vs Clark Co 58%
$900K
vs Clark Co value $431K
$120–$275/mo
vs staffed-gate avg $450+
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for the Spring Valley CDP (Onyx Point at The Cliffs is not separately tabulated); NREG community plan records (Onyx Point is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Onyx Point Area Growing?
Onyx Point itself is within a built-out portion of The Cliffs village — resale and occasional new phases on adjacent land rather than large-scale expansion. The surrounding Spring Valley CDP counted 215,597 residents in the 2020 Census and 219,187 in the ACS 2020–2024 estimate, and the western Summerlin corridors remain among the most in-demand in the metro.
219,187Spring Valley CDP residents (ACS 2020–24)
$1.05M89148 median list (LVR)
87,156Spring Valley CDP households (ACS 2020–24)
Spring Valley CDP population, 2020–2024 (Census counts and ACS)
Within The Cliffs village, growth is incremental — Howard Hughes Corporation releases new phases as land is developed, and Onyx Point sits within an established portion of the village. The broader ZIP 89148 corridor continues to attract move-up buyers and relocators drawn by Summerlin's schools, trails, and proximity to Red Rock Canyon.
Sources: U.S. Census Bureau and City of Las Vegas. Spring Valley CDP figures shown because the Census does not tabulate the neighborhood separately. Spring Valley CDP: 2020 is the decennial Census count and the last bar the ACS 2020–2024 5-year estimate; the Census redrew this area between 2010 and 2020 (land area 33.2 sq mi in 2010, 35.5 in 2020), so 2010 is not comparable and is omitted. Last updated September 2026.
REPORTED MARKET SERIES
How Is the Onyx Point at The Cliffs Area 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 Onyx Point trades against. ZIP 89148 covers the broader Summerlin western cluster; the $900K–$1.6M Onyx Point tier is the upper band of that data.
Median List Price
$1,050,000 area median for ZIP 89148, per NREG’s analysis of Las Vegas REALTORS MLS data June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
44 median days across the ZIP area; view-premium lots trade faster when priced right
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Price Range
$900K–$1.6M for Onyx Point homes — elevated lots command the upper band
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89148 rose 74% between 2015 ($235,000) and 2021 ($410,000), across 7,349 recorded closings — Las Vegas REALTORS MLS records via Repliers.
32
MEDIAN DAYS ON MARKET (ZIP 89148) · OCT 29, 2026
$1.05M
AREA MEDIAN (89148)
$120–$275
HOA / MONTH
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin Cliffs specialist.
Market Competitiveness
How competitive is the Onyx Point at The Cliffs market right now?
The ZIP 89148 Summerlin west corridor is an active, move-up market. Homes in the $900K–$1.6M tier trade at a moderate pace — 44 median days on market per NREG’s analysis of Las Vegas REALTORS MLS data — with the most-desirable Red Rock-view lots moving faster when priced correctly. Buyers who are pre-approved and view-ready move quickly when the right lot surfaces.
- 44 daysArea median DOM (89148)
- $900K–$1.6MOnyx Point price range
- $509KZIP 89148 area median list
- 150+ miSummerlin trail network
Before You Buy
What Should You Compare Before Buying a Home in Onyx Point 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 Profiles Fit Onyx Point at The Cliffs?
Move-Up Buyers (other Summerlin villages)
- Elevated terrain and Red Rock views not found in every village
- Same Summerlin trail network and HOA master-plan standards
- Still within five minutes of Downtown Summerlin
- HOA $120–$275/mo — lower than guard-gated alternatives
Outdoor Enthusiasts
- Ten minutes to Red Rock Canyon National Conservation Area
- 150+ miles of trails directly connected to the neighborhood
- TPC Summerlin and Bear's Best golf within fifteen minutes
- Desert hiking, climbing, and cycling from the front door
Professionals
- Five minutes to Downtown Summerlin's office and retail corridor
- Twenty minutes to the Strip employment core
- Easy I-215 access for valley-wide commutes
- Summerlin Parkway connection to northwest LV employment
Best Fit For
- California relocators — Red Rock Canyon views, zero state income tax, and 3% property-tax cap on homes priced far below comparable Bay Area neighborhoods.
- Move-up buyers — elevated terrain and Red Rock sightlines that lower-elevation Summerlin villages can't match, at $120–$275/mo HOA.
- Outdoor enthusiasts — ten-minute access to Red Rock Canyon and 150-plus miles of trail from the front door.
- Professionals — five minutes to Downtown Summerlin's corridor and twenty minutes to the Strip via Summerlin Parkway.
Ready to explore homes in Onyx Point at The Cliffs? Our team knows the view-premium lots, the sub-association HOA differences, and the comp data for every street in The Cliffs village.
Start Your Home SearchPros
- Elevated lots with Red Rock Canyon views on the west-facing streets
- 150-plus miles of Summerlin trails directly accessible from the neighborhood
- Five minutes to Downtown Summerlin's 125+ shops and restaurants
- Ten minutes to Red Rock Canyon National Conservation Area
- HOA at $120–$275/mo — lower than Summerlin's staffed-gate enclaves
- Zero state income tax and a 3% property-tax cap under NRS 361.4723
Honest Considerations
- No guard gate — open-access village without staffed security
- Entry above $900K with view-premium lots reaching $1.6M
- Jumbo financing required for most purchases — need 20%+ down and reserves
- Resale-only market — no production new construction inside Onyx Point
- View-premium comps require judgment — some elevated lots price in view while others don't
- Extreme summer heat — 105°F+ stretches from July through September
Neighborhood Comparison
How Does Onyx Point Compare to Other Cliffs-Area Neighborhoods?
A side-by-side comparison of Onyx Point and nearby Summerlin sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honest note: with Onyx Point and its neighbors each relatively small, per-neighborhood medians are indicative; we publish entry points and features instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Onyx Point at The Cliffs | $900K–$1.6M | n/a* | 44 | n/a* | Views · Families · Relocators |
| Skystone at The Cliffs | $950K–$1.7M | n/a* | n/a* | n/a* | Contemporary · Views |
| The Cliffs village (broader) | $800K–$2M+ | n/a* | n/a* | n/a* | Village-wide search |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Guard-gated · Trophy estates |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
| Summerlin (broader) | From $350K | n/a* | n/a* | n/a* | All price tiers |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Entry points are indicative; view-adjusted comps vary by lot — call (702) 637-1759 for a specific address pull.
Neighborhood Deep Dive
What's Inside the Cliffs-Village Neighborhoods?
Submarket 1
Onyx Point at The Cliffs
Elevated single-family homes in The Cliffs with Red Rock Canyon views and direct access to the Summerlin trail network. Sig Rogich MS (10/10) in the attendance zone.
Browse Onyx Point at The Cliffs homes →$1.05MMedian Price
44Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Skystone at The Cliffs
Newer construction in The Cliffs village with similar view-lot premiums and contemporary architecture — slightly higher entry point than Onyx Point.
Browse Skystone at The Cliffs homes →$1.1MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs village (broader)
The full Cliffs village encompasses multiple sub-neighborhoods — a broader search that captures every price tier and street orientation.
Browse The Cliffs village (broader) homes →$1.0MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's guard-gated luxury pinnacle with Bear's Best golf — 24-hour staffed entry and $2M+ custom architecture for buyers who want the gate.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community within Summerlin — two Arnold Palmer courses and staffed entry at an entry point between Onyx Point and The Ridges.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin (broader)
The 22,500-acre master plan by Howard Hughes Corporation spanning 20+ villages — Onyx Point sits in the western Cliffs portion of the broader Summerlin community.
Browse Summerlin (broader) homes →$728KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Cliffs Village — Summerlin's Elevated Western Edge
The Cliffs is Summerlin's westernmost major village — elevated terrain, Red Rock Canyon sightlines, and the quietest of the Summerlin village characters. Onyx Point, Skystone, and neighboring sub-neighborhoods share the same trails, schools, and Downtown Summerlin access while occupying some of the most view-rich lots in the master plan.
Browse The Cliffs Village — Summerlin's Elevated Western Edge homes →10/10Sig Rogich MS
~10 minto Red Rock Canyon
$120–$275HOA / Month
150+Miles of Trails
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs-area
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89148 Break Down?
ZIP 89148 covers a large swath of western Summerlin — from entry-level townhomes near major corridors to $3M+ luxury estates in The Ridges. Onyx Point at The Cliffs clusters in the $900K–$1.6M single-family band on the elevated western portion of the ZIP. The table below maps the key tiers.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89148 | Onyx Point at The Cliffs — elevated single-family, Red Rock views | $900K–$1.6M | n/a* | 44 (area) | n/a* | n/a* |
| 89148 | The Ridges — guard-gated luxury, Bear's Best golf | From $2M | n/a* | n/a* | n/a* | n/a* |
| 89148 | Red Rock Country Club — guard-gated golf community | From $1.2M | n/a* | n/a* | n/a* | n/a* |
| 89148 | Mid-Summerlin village corridors (townhomes to move-up) | $400K–$900K | n/a* | 44 (area) | n/a* | n/a* |
| 89148 | Full ZIP 89148 benchmark | $1,050,000 list median | — | 44 | n/a* | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Corridor-level $/SF is intentionally omitted: sub-neighborhood samples are too small to be statistically meaningful; we publish entry points and area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Onyx Point at The Cliffs?
Onyx Point itself is in a built-out portion of The Cliffs village — today's market is resale. Howard Hughes Corporation continues to develop new phases in adjacent Cliffs-area land and throughout Summerlin West. The builders below are active in nearby Summerlin villages; incentives change monthly, so verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build profile to Onyx Point resale
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against The Cliffs resale
55+ Active Adult & Family
Pulte / Del Webb
Active-adult alternative for downsizers comparing village living
Family
Richmond American
Value-oriented new builds outside the Cliffs tier
Outdoor Recreation
What Outdoor Amenities Does Onyx Point at The Cliffs Offer?
From trail-connected community parks to Red Rock Canyon ten minutes west, Onyx Point is one of the most trail-rich addresses in the Las Vegas Valley. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area just west — and the Summerlin trail network connects your door to most of it.
NEAR
Fox Hill Park
~20 acresAdventure playground · Zip lines · Disc golfFree
A standout community park within The Cliffs area — zip lines, disc golf, adventure playground equipment, and paved trails in a desert-landscaped setting. One of the more active parks in Summerlin.
NEAR
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear park threading through Summerlin's western neighborhoods with desert botanical gardens, paved walking paths, and dog-friendly open space.
IN-COMMUNITY
Summerlin Trail Network
150+ milesWalking · Biking · RunningFree
The backbone of the Summerlin lifestyle — 150-plus miles of paved, connected trails linking Onyx Point to parks, schools, Downtown Summerlin, and the broader village network per Howard Hughes Corporation.
~10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's premier outdoor destination — the 13-mile scenic loop, world-class climbing, and day hikes from the Willow Springs and Calico Hills trailheads, managed by the Bureau of Land Management.
~5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
More than 125 shops, restaurants, City National Arena (Knights hockey practice facility), farmers market, and seasonal events — the west valley's community hub.
~8 MIN
Bear's Best Las Vegas
18 holesGolfDaily fee
Jack Nicklaus-designed signature-hole course within The Ridges in Summerlin — one of the most distinctive daily-fee rounds in the Las Vegas Valley.
~12 MIN
TPC Summerlin
18 holesGolf · PGA Tour venuePublic
Host of the PGA Tour's Shriners Children's Open — a tournament course with public tee times available when the tour is not in town.
~5 MIN
Las Vegas Ballpark
Minor league stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (AAA affiliate) at Downtown Summerlin — evening games are a family staple for Cliffs-village residents in the spring and summer.
The Onyx Point Lifestyle
What Does a Weekend in Onyx Point at The Cliffs Look Like?
Three moods within minutes of the door: a morning run on the Summerlin trail network, a hike at Red Rock Canyon's Calico Hills roughly ten minutes west per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes east — all from a contemporary single-family home with Red Rock views on an elevated lot.
150+Miles of Summerlin Trails
~10 minto Red Rock Canyon
~5 minto Downtown Summerlin
10/10Sig Rogich Middle School
THIS WEEKEND'S OPEN HOUSES
Can You Tour Onyx Point at The Cliffs Homes This Weekend?
Open houses in Onyx Point are more common than in guard-gated communities — the neighborhood is open-access, so sellers can hold weekend opens without gate-clearance logistics. Set up instant alerts to get notified the moment an Onyx Point home schedules an open house, or browse every active listing now and let us arrange a private showing at your availability.
Planning a move
What Should I Verify Before Moving to Onyx Point at The Cliffs?
Budget around the specific home, not a community average. Before you compare the cost of a move to Onyx Point 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 Onyx Point at The Cliffs Economy?
Onyx Point residents work across a professional economy anchored by the Downtown Summerlin corporate corridor, Summerlin Hospital Medical Center, and the Strip resort employment core. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong — and community data puts average household income in The Cliffs area above $110,000.
$110,000+Avg household income, areaNREG community plan record
~78%Owner-occupied householdsCommunity plan record
~5 minTo Downtown Summerlin corridorCorporate, medical & retail employment hub
~20 minTo the Strip employment coreResort corridor via Summerlin Pkwy
Top Onyx Point Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's largest retail-employment hub, about five minutes east
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes north on Rampart
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- City National ArenaNHL Golden Knights practice facility and event venue at Downtown Summerlin
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (Summerlin region)Area campuses including Sig Rogich MS and Palo Verde HS — one of the valley's largest employers
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Onyx Point at The Cliffs Compare to Summerlin, Las Vegas & Henderson?
If you're weighing Onyx Point against the valley's other move-up addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Onyx Point wins on school quality and trail access, Summerlin broadly on new-construction options and village variety, Henderson on citywide safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and GreatSchools.
| Metric | Onyx Point | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $900K–$1.6M (neighborhood) | $728K | $476K | $548K |
| ZIP Area Median | $1.05M (89148) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market | 44 (area) | 21 | 20 | 21 |
| HOA | $120–$275/mo | Varies by village | Varies | Varies |
| Guard Gate | None (open-access) | Select enclaves only | Select enclaves | Select enclaves |
| Trail Access | 150+ mi (Summerlin network) | 150+ mi (same network) | Moderate | Moderate to High |
| Red Rock Canyon | ~10 min | 10–20 min | 20–35 min | 35–45 min |
| Best For | Families · Views · Relocators | Schools · Luxury · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts, GreatSchools. Onyx Point figures reflect community plan records and LVR ZIP 89148 data; city and community-wide comparisons use the most current available census and MLS figures. Last updated June 2026.
Cost of Ownership
What Will Onyx Point 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 Onyx Point Payment
$6,464
Illustrative Monthly Payment
- Principal & Interest$5,589
- Property Tax$525
- 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 Onyx Point at The Cliffs?
Onyx Point's western Summerlin location puts most of the valley within 20-to-30 minutes. W Charleston Boulevard, Summerlin Parkway, and the I-215 Beltway are all minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Onyx Point destinations beat that.
Drive Times from Onyx Point at The Cliffs
- ~5 minDowntown SummerlinW Charleston Blvd east
- ~10 minRed Rock CanyonW Charleston Blvd west
- ~8 minBear's Best Las VegasHualapai Way north
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15 south
- ~45 minMt. CharlestonUS-95 north → SR-157
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 Onyx Point at The Cliffs?
Most Onyx Point purchases close in 30 to 45 days via Nevada escrow; cash offers in 7–14 days. Jumbo loans — standard above $1 million here — sometimes add a few days for appraisal review on view-adjusted comps. Request the HOA resale package in week one so dues and reserve review never delays closing.
Quick Answer
What down payment do you need to buy in Onyx Point at The Cliffs?
Most Onyx Point buyers put down 20%. On a $1 million purchase, that's $200,000 down — and most purchases here qualify as jumbo loans, where lenders want 20% plus reserves. On a $900K entry home, plan roughly $180,000 down. VA loans allow 0% for eligible veterans. Verify the current conforming loan limit with your lender before you anchor to a purchase price.
Onyx Point at The Cliffs FAQ — 17 Answers
What Do Onyx Point at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Onyx Point at The Cliffs?
Homes in Onyx Point at The Cliffs list between $900,000 and $1.6 million, with the ZIP 89148 median near $509,000 per NREG’s analysis of Las Vegas REALTORS MLS data. Pricing moves with lot position and Red Rock Canyon view premiums — elevated west-side lots command the strongest premium. Call (702) 637-1759 for current comps before you offer.
What village of Summerlin is Onyx Point in?
Onyx Point is part of The Cliffs village, one of the western-most villages in the Summerlin master plan. Developed by Howard Hughes Corporation, The Cliffs is known for elevated terrain, contemporary desert architecture, and direct sightlines to Red Rock Canyon. Residents tap the full Summerlin amenity network — 150-plus miles of trails, parks, and Downtown Summerlin about five minutes east — while enjoying the quieter, elevated character that distinguishes The Cliffs from other villages.
Is Onyx Point at The Cliffs guard-gated?
No — Onyx Point is an open-access Summerlin village neighborhood, not a guard-gated enclave. That keeps HOA dues lower ($120–$275/mo versus $400-plus for staffed-gate communities) and access simpler for visitors. Buyers who require 24-hour staffed security typically compare The Ridges in Summerlin, which starts from $2 million, or Red Rock Country Club. Our agents can walk you through the security profile of every Summerlin neighborhood before you decide.
What are HOA fees in Onyx Point at The Cliffs?
Budget $120–$275 per month in Onyx Point, covering both the Summerlin master association and the neighborhood sub-association. Those dues fund common-area landscaping, parks, trail maintenance, and the master-plan amenity network. Reserve health and exact assessments vary by sub-association, so request the resale package early in escrow — Nevada's standard 30-to-45-day closing window leaves enough time to review dues, reserves, and any pending special assessments before you waive contingencies.
What schools serve Onyx Point at The Cliffs?
Onyx Point is zoned to Clark County School District campuses that are among the strongest in the valley: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman High School; charter choices include Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada. School zoning can change — verify the current assignment with CCSD for any specific address before you write.
How long does it take to get from Onyx Point to the Strip?
Plan roughly twenty minutes from Onyx Point to the Strip via Summerlin Parkway and I-15, and about thirty minutes to Harry Reid International Airport using I-215 South. Everyday trips are shorter: Downtown Summerlin in about five minutes, Red Rock Canyon in about ten. If commute timing matters, our agents will drive the route at your actual work hour during the showing — that removes the biggest surprise in a relocation purchase.
What makes The Cliffs village different from other Summerlin villages?
The Cliffs sits on elevated terrain at Summerlin's western edge, giving many lots unobstructed Red Rock Canyon sightlines that interior villages cannot match. Architecture skews contemporary desert — clean rooflines, desert landscaping, and open-plan interiors favored by move-up buyers and California relocators. The village's western position also means shorter drives to the Red Rock Canyon scenic loop (about ten minutes) while remaining five minutes from Downtown Summerlin's 125-plus shops and restaurants.
Are there new construction homes available in Onyx Point?
Onyx Point itself is a built-out neighborhood — the available homes are resale. Howard Hughes Corporation continues to develop new phases in adjacent Cliffs-area land and in newer Summerlin West villages, where active builders are selling in the $700K–$2M range. Buyers who want brand-new construction should ask our team which Cliffs-area phases and Summerlin West sub-villages currently have inventory, as availability changes monthly and builder incentives vary by community.
What are property taxes like in Onyx Point at The Cliffs?
Property taxes in Nevada run roughly 0.5–0.7% of market value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.4723 once the owner claims it. On a $1 million Onyx Point home, that translates to approximately $5,000–$7,000 per year — a fraction of what a comparable California home carries. That tax advantage, combined with zero Nevada state income tax, drives consistent relocation demand from Bay Area and Southern California households.
Does Onyx Point have views of Red Rock Canyon?
Many Onyx Point lots sit on elevated terrain within The Cliffs village, delivering unobstructed Red Rock Canyon and valley sightlines. View premiums are real and verifiable in the comp data — west-facing lots and upper-elevation pads consistently trade above same-street comps without views. Our agents pull view-adjusted comparables to make sure any price you pay for a view lot reflects market reality, not wishful appraisal.
How does Onyx Point at The Cliffs compare to The Ridges in Summerlin?
The Ridges is Summerlin's guard-gated luxury tier, starting from roughly $2 million with 24-hour staffed security, Bear's Best golf, and The Ridges' own amenity club. Onyx Point occupies a different niche: contemporary single-family homes priced $900K–$1.6M, no gate, lower HOA dues, and the same Red Rock views from many lots. Buyers who want estate-scale privacy choose The Ridges; buyers prioritizing value, open access, and strong schools at a lower entry choose Onyx Point or adjacent Cliffs neighborhoods.
What does Nevada's tax advantage mean for Onyx Point buyers moving from California?
California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $25,000–$35,000 per year in state income taxes alone. Add a 3% annual property-tax cap under NRS 361.4723 (versus no cap in California), no personal property tax on vehicles, and $900K–$1.6M home prices that buy a larger, newer home than Bay Area equivalents. That math explains why Nevada-bound California relocators consistently shortlist The Cliffs and Onyx Point.
What is the Summerlin trail network near Onyx Point?
Summerlin's 150-plus miles of connected trails run through The Cliffs village, linking Onyx Point to neighborhood parks, community pools, schools, and Downtown Summerlin per Howard Hughes Corporation's master plan. The Paseos Linear Park and Fox Hill Park are within the immediate area, with the park system offering paved paths, desert gardens, zip lines, and disc golf. The trail network also connects toward Red Rock Canyon, making multi-hour rides and runs accessible from your front door.
What should I know before buying in Onyx Point at The Cliffs?
Four things move real money here. First, view premiums: elevated lots with Red Rock sightlines trade measurably above same-floor-plan comps — verify the premium with data, not seller claims. Second, HOA tiers: confirm both the master and sub-association dues and reserve health before waiving contingencies. Third, median DOM of about 32 days means well-priced homes move — pre-approval ready before you tour. Fourth, the CA tax comparison: if you're relocating, run the zero-income-tax and 3%-cap math before you anchor to price alone. Call (702) 637-1759 and our team will pull the right comparables.
What down payment do you need to buy in Onyx Point at The Cliffs?
Most Onyx Point buyers put down 10% to 20%. On a $1 million purchase, that's $100,000 to $200,000. Homes above the conventional loan limit move into jumbo territory, where lenders typically want 20% down plus reserves — verify the current conforming limit with your lender before you lock on a purchase price. VA loans allow 0% down for eligible veterans, and some buyers use cash from California equity. Our team can connect you with a Summerlin-area lender before your first showing.
Can Nevada Real Estate Group help me buy in Onyx Point at The Cliffs?
Yes — our team has represented buyers and sellers throughout The Cliffs village and Summerlin for years. We know the view-premium lots, the sub-association HOA differences, and which phases have the strongest resale history. Call (702) 637-1759 or use the form on this page to get matched with an Onyx Point specialist. We can typically arrange same-week showings and handle out-of-state buyers through virtual tours and remote-close coordination.
How long does it take to close on a home in Onyx Point?
Most Onyx Point purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 7–14 days. Jumbo-financed purchases — common above $1 million here — sometimes need an extra few days for appraisal review, since view-adjusted comps in a smaller neighborhood require careful underwriting. Request the HOA resale package in week one of escrow so dues, reserve, and assessment review never holds up your closing.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Onyx Point at The Cliffs?
These are the eight questions Onyx Point buyers most often type into Google and AI assistants — each answered with specific numbers and sourced data from NREG’s MLS analysis, GreatSchools, Nevada Revised Statutes, and the Summerlin community plan record — so you can verify every claim and figure.
Is Onyx Point at The Cliffs the same as The Cliffs?
Onyx Point is one of multiple sub-neighborhoods within The Cliffs village of Summerlin. The Cliffs village is the broader geographical area; Onyx Point is a specific neighborhood inside it, sharing the village's elevated terrain, schools, and trail access but with its own HOA sub-association and street character.
Does Onyx Point have Red Rock Canyon views?
Many lots in Onyx Point face west toward Red Rock Canyon — but not all. The view premium on west-facing elevated lots is real and measurable in the comp data. Our agents pull view-adjusted comparables so you can see exactly what a sightline is worth on the specific address you're considering.
What middle school is zoned for Onyx Point?
Sig Rogich Middle School is the zoned CCSD campus, rated 10/10 on GreatSchools — one of the highest public middle school ratings in Nevada. Zoning can change; verify the current assignment with the Clark County School District at ccsd.net for any specific address.
How far is Onyx Point from Downtown Summerlin?
About five minutes east via W Charleston Boulevard. Downtown Summerlin's 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are the nearest major commercial hub — and a practical everyday destination from Onyx Point.
Is Onyx Point part of a master-planned community?
Yes — Onyx Point is part of the Summerlin master plan developed by Howard Hughes Corporation, one of the best-selling master-planned communities in the country. That means access to 150-plus miles of trails, the full park network, and Howard Hughes's development-quality standards for the entire surrounding village.
What is the HOA like in Onyx Point?
Budget $120–$275/mo for both the Summerlin master HOA and the Onyx Point sub-association combined. That covers trail maintenance, parks, common-area landscaping, and master-plan amenities. Always request the full resale package in escrow to confirm current dues and reserve health before you waive contingencies.
Are there new construction homes in Onyx Point?
Onyx Point itself is in a built-out portion of The Cliffs village — the available homes are resale. Howard Hughes Corporation builds new phases in adjacent Cliffs land and in Summerlin West villages. Our team can point you to active phases if new construction is a priority.
Is Onyx Point a good investment?
Onyx Point benefits from Summerlin's master-plan appreciation history, a 10/10 middle school in the zone, and limited supply at the $900K–$1.6M tier. Nevada's zero state income tax and 3% property-tax cap under NRS 361.4723 keep carrying costs predictable long-term. Call (702) 637-1759 and our team will pull the historical resale data for the specific streets you're considering.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the valley's largest agent team, and 9,097+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have worked The Cliffs village — view-lot negotiations, HOA document review, and jumbo financing coordination. That depth is what puts us #1 in Nevada.
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Want to Talk to an Onyx Point 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 Onyx Point at The Cliffs?
Compare Onyx Point at The Cliffs with neighboring Summerlin sub-neighborhoods and nearby cities — from The Ridges guard-gated luxury to Henderson's safety-rated family corridors. Each card pairs drive time with price positioning so you can judge whether a different village or enclave actually delivers more home for the money.
More Summerlin communities
- Ascension at The Peaks
- The Peaks
- The Pointe
- The Ridges
- Siena
- SHAWOOD at Arcadia
- Mira Villa
- Red Rock Terraces
- Fairfield
- Traccia
- Ridgebrook
- Ironwood
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Cliffs-Village Sub-Neighborhoods Can You Explore A–Z?
The Cliffs village includes Onyx Point and several neighboring sub-neighborhoods — each on elevated terrain with Red Rock Canyon views, Summerlin trail access, and shared Sig Rogich Middle School zoning. Dedicated community pages are rolling out across the village; the index below links every sub-neighborhood currently available.
KEEP LEARNING
What Else Should You Read About Onyx Point at The Cliffs?
These guides cover what most Onyx Point buyers research next — the full Summerlin master plan and its 20-plus villages, how Summerlin's $900K–$1.6M luxury tier stacks up against Henderson, and a step-by-step map of the Las Vegas buying process so nothing surprises you at the closing table.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging Onyx Point's position in the market.
Read →COMMUNITY HUB
Summerlin Community Hub
All Summerlin villages, market data, 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 Onyx Point at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Onyx Point is a sub-neighborhood, we present ZIP 89148 area benchmarks as labeled context — never neighborhood-only claims — and omit sub-neighborhood-level medians where samples are too small to be meaningful. Follow any link to verify a figure.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, active and closed counts for ZIP 89148. NREG market report
- Howard Hughes Corporation — Summerlin master plan data: trail miles, village structure, amenity network, and development standards. summerlin.com
- U.S. Census Bureau — Spring Valley CDP population, income, age, and housing data (ACS 2020–2024 5-year estimates; Onyx Point at The Cliffs is not tabulated separately). data.census.gov
- Clark County School District — School attendance boundaries, enrollment, and academic program data. ccsd.net
- GreatSchools.org — K-12 school ratings for Sig Rogich MS, Palo Verde HS, Vanderburg ES, and private alternatives. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89148 area. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing 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