Families
- Rogich Middle School (10/10) zoning per GreatSchools
- Bonner Elementary (9/10) — walkable
- Fox Hill Park adventure playground on-site
- New construction with modern open layouts and guest suites
The Cliffs Village, Summerlin, Las Vegas
Talus at The Cliffs Homes For Sale
Nevada's #1 team for Talus at The Cliffs real estate. Search Lennar new construction and resale homes in Summerlin's Cliffs village — Everything's Included finishes, top-rated CCSD schools, and Red Rock Canyon views from $550K.
ZIP 89135 MEDIAN LIST
$700K
LVR / GLVAR, September 2026
TALUS PRICE RANGE
$550K–$900K
Lennar / community plan record
HOMES IN COMMUNITY
250+
Community plan record
DAYS ON MARKET
34
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Talus at The Cliffs at a Glance?
Talus at The Cliffs brings Lennar's Everything's Included new construction to Summerlin's Cliffs village at $550K–$900K — ZIP 89135 median list $893,050 per Las Vegas REALTORS, 40 median days on market — with Las Vegas demographics per the U.S. Census Bureau. Five takeaways cover what matters most before you visit the model homes.
- New construction pricing: Lennar's Everything's Included homes run $550K–$900K — 1,800–3,400 sq ft with premium finishes standard, no surprise upgrade costs.
- Top-tier school zone: Rogich Middle School (10/10) and Bonner Elementary (9/10) are among the strongest public schools in Clark County.
- Best for: families, first-time move-up buyers, and California relocators valuing new builds over guard-gated prestige.
- Howard Hughes master plan: supply discipline and deed restrictions protect long-run value inside Summerlin.
- Red Rock Canyon 10 minutes west: trails, climbing, and scenic drives from your driveway.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Talus at The Cliffs Homes for Sale?
ZIP 89135 carried 67 active listings in September 2026 according to Las Vegas REALTORS MLS data, including 22 Lennar new construction homes at Talus at The Cliffs priced $550K–$900K. The eight newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many 89135 Homes Sell in Each Price Range?
Across ZIP 89135, 67 homes were active in September 2026 per Las Vegas REALTORS MLS data — spanning from entry-level resale to luxury Cliffs village estates. The bands below show where competition concentrates, with Talus at The Cliffs new construction occupying the $550K–$900K core.
Browse Talus at The Cliffs Listings
How Can You Find a Talus at The Cliffs Home by Type, Lifestyle & Price?
The 67 active listings across ZIP 89135 break down into Lennar new construction, resale homes, and broader Cliffs village inventory at $550K–$900K — each link opens our live Las Vegas MLS search, refreshed daily from Las Vegas REALTORS MLS data so counts reflect current inventory.
Which Talus at The Cliffs Sub-Areas Should You Explore?
Talus at The Cliffs is Lennar's newest community in The Cliffs village. Sub-area pages are rolling out — until then, each card links to the most relevant hub or live search. Counts show active 89135 listings in each card's price band.
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Talus at The Cliffs Listings First?
Set custom alerts by price, beds, and move-in timeline — no spam, unsubscribe anytime. Lennar quick-move-in homes at Talus at The Cliffs ($550K–$900K) can sell within days of hitting the MLS; registered subscribers in ZIP 89135 see new inventory within hours, not weeks, giving you a real edge on the 22 active new-build listings.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Talus at The Cliffs, Summerlin?
The Answer
Living in Talus at The Cliffs means Lennar Everything's Included new construction at $550K–$900K, Fox Hill Park walkable, and Downtown Summerlin 5 minutes east. The community is master-planned by the Howard Hughes Corporation — with the highest-rated CCSD school cluster in 89135 and Red Rock Canyon 10 minutes west.
What is Talus at The Cliffs known for?
New Lennar construction, Cliffs village location, top CCSD schools, Red Rock foothill setting, Everything's Included finishes at $550K–$900K.
Who should live here?
Families targeting Rogich/Bonner/Palo Verde zoning; California relocators wanting new construction under $900K; outdoor enthusiasts near Red Rock.
What is daily life like?
Morning trails to Fox Hill Park, Red Rock hikes on weekends, errands at Downtown Summerlin in 5 min, school pickup 3 blocks away.
Location
Where Is Talus at The Cliffs
Talus at The Cliffs sits in Summerlin's Cliffs village in the western Las Vegas Valley, ZIP 89135, near the junction of West Charleston Boulevard and the 215 Beltway. Approximately 10 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Summerlin Hospital
12
Min
Strip
20
Min
Airport
30
Min
Talus at The Cliffs
At a Glance$893,050
Median List Price (89135)
314
Active Listings (89135)
34
Days on Market
250+
Homes in Community
- Setting
- New construction in Summerlin's Cliffs village
- Acreage
- 55 acres
- Homes
- 250+
- Established
- 2019
- Developer
- Howard Hughes Corporation / Lennar
- Builder
- Lennar (Everything's Included)
- Gate
- None — open community
- HOA
- $100–$270/mo
- Schools
- Bonner 9/10 · Rogich 10/10 · Palo Verde 8/10
- Nearest Park
- Fox Hill Park (walkable)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
Quick Answer
Is Talus at The Cliffs a good place to live?
Yes — if school quality, new construction value, and outdoor access top your list. Talus at The Cliffs pairs Lennar's Everything's Included homes ($550K–$900K, 1,800–3,400 sq ft) with the highest-rated CCSD school cluster in 89135 — Rogich Middle (10/10), Bonner Elementary (9/10), Palo Verde High (8/10) — and 10-minute access to Red Rock Canyon. The trade-offs are real: no guard gate and HOA dues of $100–$270/month — but for families who prioritize schools, new construction, and outdoor proximity over prestige gating, few Summerlin communities compete at this price.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Talus at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Talus at The Cliffs — the parent city holds 656,274 residents with a median household income of $66,820. Inside the community, the profile runs higher: roughly 750+ residents across 250+ households, a median age near 42, and average household income above $120,000.
The Census does not break the community out as its own place, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the community, our closing data shows a mix of young families targeting Rogich/Bonner/Palo Verde school zoning, dual-income professionals relocating from California, and move-up buyers drawn by Lennar's Everything's Included finishes at a price point that doesn't exist in comparable California markets.
750+
vs Las Vegas 656,274
~42
vs Clark Co 38
$120,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
250+
vs Clark Co ~860,000
$550K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Talus at The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Talus at The Cliffs Area Growing?
Talus at The Cliffs is still building out — 250+ homes across 55 acres, with Lennar actively selling new construction. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Cliffs village in 89135 remains among the most in-demand new construction corridors in the city.
656,274Las Vegas residents (Census)
250+Talus at The Cliffs homes
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Talus at The Cliffs, growth is constrained by the 55-acre footprint — roughly 250 homes is the plan capacity, and once Lennar sells through, the community transitions to resale-only. That supply cap, combined with Summerlin's master-plan deed restrictions and the top-rated school zone, is the structural argument for buying new rather than waiting on resale.
Sources: U.S. Census Bureau and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Talus at The Cliffs Real Estate Market Trending?
The charts below show ZIP 89135 sold medians, market time, and monthly active inventory from Las Vegas REALTORS MLS data — the liquid benchmark Talus at The Cliffs trades within. With 250+ homes, per-community monthly series run thin, so the cards report ZIP-area benchmarks: $700,000 median list, 40 median days, 67 active listings in June 2026.
Median List Price
$700,000 ZIP 89135 median list, June 2026
Source: Las Vegas REALTORS
Days on Market
40 median days across 89135; new construction can vary by build stage
vs September 2025
Source: Las Vegas REALTORS
Active Listings
67 active listings in 89135, including 22 Lennar new construction
vs September 2025
Source: Las Vegas REALTORS
The long view: Talus at The Cliffs's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
34
MEDIAN DAYS ON MARKET
$700K
ZIP 89135 MEDIAN LIST
250+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
NEW CONSTRUCTION AVAILABLE
Get matched with a
Talus at The Cliffs specialist.
Market Competitiveness
How competitive is the Talus at The Cliffs market right now?
Talus at The Cliffs is an active new-build market — Lennar sells from a standing inventory of quick-move-in homes plus to-be-built contracts. The 40-day median DOM reflects both the new construction pipeline and resale dynamics in 89135. Buyers with pre-approval in hand move fastest with Lennar; resale Talus homes get multiple offers when priced to current comps.
62Active New-Build Market
- 40 daysMedian DOM (89135)
- 67Active listings in 89135
- $893KZIP 89135 median list
- $550K–$900KTalus at The Cliffs range
Is Talus at The Cliffs Right for You?
Who Should Buy a Home in Talus at The Cliffs?
Talus at The Cliffs isn't one-size-fits-all — it's Lennar new construction ranging $550K–$900K across single-story and two-story floor plans, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Does Talus at The Cliffs Suit Best?
California Relocators
- $550K new build vs $900K+ SoCal comp — same Lennar quality
- Zero state income tax, 3% property-tax cap
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and builder contract review
First-Time Move-Up Buyers
- Everything's Included removes upgrade cost surprises
- FHA financing available at $550K–$650K entry tier
- New construction warranties cover major early issues
- Pre-approval gets better terms from Lennar sales
Active Outdoor Enthusiasts
- 10 min Red Rock Canyon — hiking, climbing, scenic loop
- Fox Hill Park disc golf walkable
- Summerlin's 150+ mile trail network from your door
- Spring Mountain Ranch 20 min west
Remote Workers
- Home-office floor plans with dedicated study options
- Smart home technology standard via Everything's Included
- Harry Reid Airport 30 min for business travel
- Fiber internet infrastructure in new construction
Long-Hold Investors
- Master plan covenants protect neighborhood standards
- Top-rated school zone drives sustained buyer demand
- 85% owner-occupied stability
- 55-acre footprint caps supply at ~250 homes — structural scarcity
Best Fit For
- Families — top-rated CCSD school zoning (Rogich 10/10, Bonner 9/10), Fox Hill Park walkable, and Lennar's modern new construction floor plans.
- California relocators — new construction at $550K–$900K versus $900K+ SoCal comp, zero state income tax, and a 3% property-tax cap on primary residences.
- First-time move-up buyers — Everything's Included removes upgrade cost surprises; FHA financing is available at the entry tier.
- Active outdoor enthusiasts — Red Rock Canyon 10 minutes west, Fox Hill Park disc golf on-site, and Summerlin trails from your front door.
- Remote workers — Home-office floor plans, smart home tech standard, and Harry Reid Airport 30 minutes away for business travel.
- Long-hold investors — Howard Hughes master plan CC&Rs, school-zone demand, and 85% owner-occupied stability support resale pricing over a 5–10 year hold.
Ready to explore homes in Talus at The Cliffs? Our team knows every Lennar floor plan, quick-move-in inventory, and builder incentive cycle in the Cliffs village.
Start Your Home SearchPros
- Lennar Everything's Included — premium finishes standard at $550K–$900K, no upgrade surprises
- 10/10 Sig Rogich Middle School zoning — the strongest middle school in 89135
- Red Rock Canyon 10 minutes west — Mojave hiking, climbing, and scenic drives
- Howard Hughes master plan supply discipline — deed restrictions protect long-run value
- 5 minutes to Downtown Summerlin — errands, dining, events, Las Vegas Ballpark
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- New construction warranties cover structural, systems, and appliances post-close
Honest Considerations
- No guard gate — open community, so less physical security than The Ridges or Red Rock Country Club
- $100–$270/mo HOA dues — verify exact sub-association dues early in escrow
- $550K–$900K entry is above the valley average, though below comparable California product
- Builder contract terms can be less negotiable than resale — bring a buyer's agent
- No resale track record for the newest phases — 2019 vintage gives limited comp history
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Village Comparison
How Do Summerlin's Cliffs-Area Villages Compare?
A like-for-like comparison of Summerlin's Cliffs-area villages — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 250+ homes total, per-community market medians would be statistical noise, so we publish entry points and village character instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Talus at The Cliffs | $700K | n/a* | n/a* | n/a* | New construction · Families |
| The Cliffs Village | $650K | n/a* | n/a* | n/a* | Mixed new & resale |
| Red Rock Country Club | $1.5M+ | n/a* | n/a* | n/a* | Guard-gated · Golf |
| The Ridges | $2M+ | n/a* | n/a* | n/a* | Luxury · Guard-gated |
| Arista at The Cliffs | $600K+ | n/a* | n/a* | n/a* | New construction · Adjacent |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-community $/SF, DOM, and listing counts are intentionally omitted — samples inside one Cliffs village are too small to be meaningful. ZIP 89135 benchmarks: 40-day median DOM, 67 active listings.
Village Deep Dive
What's Inside Summerlin's Cliffs Villages?
Submarket 1
Talus at The Cliffs
The newest Lennar community in The Cliffs village — Everything's Included finishes, top-rated school zone, and Red Rock foothill setting at $550K–$900K.
Browse Talus at The Cliffs homes →$700KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
The Cliffs Village
The broader Cliffs village encompasses multiple builders and resale inventory across 89135 — more selection, varied finish levels.
Browse The Cliffs Village homes →$650KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Red Rock Country Club
Private club community with golf, guard gate, and views — the prestige step up from open-community Cliffs pricing.
Browse Red Rock Country Club homes →$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's trophy enclave — custom architecture, large lots, Red Rock views at the top of the price spectrum.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Arista at The Cliffs
Sister Cliffs village community with similar school zoning and Red Rock proximity — cross-shop before deciding.
Browse Arista at The Cliffs homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Lennar's Everything's Included Program
The defining feature of Talus at The Cliffs: every Lennar home ships with stainless steel appliances, quartz countertops, engineered hardwood or tile flooring, upgraded cabinetry, and smart home technology bundled into the base price. No upgrade costs, no surprises. This is what separates Talus from surrounding resale inventory at comparable price points.
Browse Lennar's Everything's Included Program homes →250+Homes in Community
2019Year Established
$550KStarts From
10/10Rogich MS Rating
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
Cliffs village fits?
BY ZIP CODE
How Does ZIP Code 89135 (Talus at The Cliffs) Break Down?
Talus at The Cliffs sits in ZIP 89135, which spans the broader Cliffs village and surrounding Summerlin corridors. The table below breaks the ZIP area into its real corridors, from Lennar new construction to guard-gated estates. The spread is the story: the same ZIP carries $550K new builds and $2M+ luxury estates, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Talus at The Cliffs (Lennar new construction) | $550K–$900K | n/a* | 40 days | 22 | n/a* |
| 89135 | The Cliffs Village (broader Summerlin area) | $550K–$1M+ | n/a* | 38 days | 30 | n/a* |
| 89135 | Red Rock Country Club (guard-gated) | From $1.2M | n/a* | varies | 12 | n/a* |
| 89135 | 89135 full ZIP benchmark | $700K list (median) | — | 40 | 67 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Talus at The Cliffs?
Lennar is the active builder at Talus at The Cliffs, selling new construction through the Everything's Included program at $550K–$900K. Nearby Summerlin villages offer additional builders and price points. Incentives change monthly — verify current offers before you write anything.
Family & Move-Up · Everything's Included
Lennar
The sole builder at Talus at The Cliffs — ask about quick-move-in inventory and incentive cycles
Luxury & Move-Up
Toll Brothers
The luxury step up from Talus — cross-shop before deciding on the Cliffs vs. guard-gated Summerlin
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Lennar at comparable price points
55+ Active Adult
Pulte / Del Webb
The active-adult alternative for downsizers comparing new construction in the area
Family
Richmond American
Value-oriented new builds outside the Summerlin master plan boundary
Outdoor Recreation
What Outdoor Amenities Does Talus at The Cliffs Offer?
Fox Hill Park walkable, Summerlin's 150-mile trail network at your door, and Red Rock Canyon 10 minutes west — Talus at The Cliffs delivers Mojave outdoor access at $550K–$900K new-construction pricing. The Bureau of Land Management manages the 195,000-acre Red Rock Canyon conservation area just west of the community.
WALKABLE
Fox Hill Park
20 acresDisc Golf · Playground · TrailsFree
The community's closest park: a 20-acre disc golf course, adventure playground, and hiking trail network walkable from most Talus streets. The go-to for weekend mornings and after-school activities.
5 MIN
The Paseos Linear Park
12 acresDesert Gardens · WalkingFree
Summerlin's desert botanical park — native plantings, shaded walking paths, and quiet desert garden ambiance five minutes from Talus at The Cliffs.
5 MIN
Cottonwood Canyon Park
8 acresSports Courts · PlaygroundsFree
Multi-use sports courts, playground equipment, and open turf for youth sports — a 5-minute drive serving the broader Cliffs village.
5 MIN
Downtown Summerlin
Open-air districtShops · Events · BallparkFree
The west valley's shopping, dining, and events hub — Las Vegas Ballpark, Saturday farmers market, seasonal festivals, and 125+ stores and restaurants.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Rock Climbing · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, over 2,000 climbing routes, and world-class hiking, managed by the Bureau of Land Management.
IN-MASTER-PLAN
Summerlin Trail Network
150+ milesRunning · Cycling · WalkingFree
Howard Hughes Corporation's master-planned trail system connects Talus at The Cliffs to parks, schools, and commercial corridors throughout Summerlin — no car needed for local errands.
10 MIN
Summerlin Aquatic Center
Competition poolSwimming · AquaticsTicketed
Community aquatic facility with lap lanes, recreational pool, and youth swim programs — a 10-minute drive from most Talus addresses.
20 MIN
Spring Mountain Ranch State Park
520 acresPicnics · History · TrailsState park fee
Historic ranch in a Red Rock Canyon oasis — outdoor theater performances, picnic grounds, and interpretive trails 20 minutes west of Talus.
The Talus at The Cliffs Lifestyle
What Does a Weekend in Talus at The Cliffs Look Like?
Three moods within minutes: a morning disc golf round at Fox Hill Park, brunch at Downtown Summerlin, and an afternoon on the Red Rock Canyon scenic loop — with roughly 195,000 conservation acres per the Bureau of Land Management accessible in 10 minutes when you want to go bigger.
250+Lennar Everything's Included Homes
55Acres of Community
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour Talus at The Cliffs Homes This Weekend?
Talus at The Cliffs Lennar model homes are open most weekdays and weekends — no appointment needed for new construction tours. Resale Talus homes typically schedule open houses on weekends. Set up listing alerts to get same-day notice when a Talus home goes on market, or browse all active 89135 listings now.
Planning a move
What Should I Verify Before Moving to Talus at The Cliffs?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Talus at The Cliffs in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Talus at The Cliffs Economy?
Talus at The Cliffs runs on a professional-family economy: dual-income households, educators, healthcare workers, and remote professionals 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 here above $120,000 — nearly double the Clark County median.
$120,000+Avg household income, Talus at The CliffsNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via 215 Beltway
Top Talus at The Cliffs Area Employers
- Downtown Summerlin corporate & retail corridorOffices, corporate headquarters, and the west side's retail employment hub, 5 minutes east
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately 12 minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via the 215 Beltway
- Clark County School District (area campuses)Bonner Elementary, Rogich Middle, Palo Verde High, and surrounding CCSD campuses
- Howard Hughes CorporationMaster plan operations, development, and commercial corridor management
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Talus at The Cliffs Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Talus at The Cliffs against the valley's other popular addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Talus wins on new construction and school depth, Summerlin on selection and luxury range, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Talus at The Cliffs | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $550K–$900K (Talus) | $476K | $728K | $548K |
| Guard-Gated | No — open community | Select enclaves | Select enclaves | Select enclaves |
| New Construction | Yes — Lennar active | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Population | 750+ (community) | 656,274 | ~127,000 | 331,857 |
| Best For | New construction · Schools · Families | Selection · Urban · Investors | Luxury · Outdoors · Schools | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Talus at The Cliffs income and population figures are community plan-record values; city demographics are Las Vegas citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Talus 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 Talus at The Cliffs Payment
$5,104
Illustrative Monthly Payment
- Principal & Interest$4,191
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$263
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Talus at The Cliffs?
Location is the community's quiet strength: West Charleston Boulevard and the 215 Beltway feed every direction from Talus at The Cliffs. Mean Las Vegas commutes run about 25 minutes per U.S. Census Bureau ACS data — and most Talus at The Cliffs destinations beat that comfortably.
Drive Times from Talus at The Cliffs
- 5 min walkFox Hill Park (walkable)Community trail
- ~5 minDowntown SummerlinW Charleston Blvd east
- ~10 minRed Rock CanyonW Charleston Blvd west
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripI-215 east → I-15 south
- ~30 minHarry Reid Intl AirportI-215 east → I-15 south
- ~25 minDowntown Las VegasW Charleston Blvd east → US-95
- ~50 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Talus at The Cliffs home?
New construction closes in 30–90 days: quick-move-in Lennar homes close in 30–45 days; to-be-built contracts take 60–90 days from signing. Resale Talus homes close in 30–45 days through Nevada escrow. Lock your mortgage rate at contract — floating a 90-day build window exposes you to rate movement on a $550K–$900K purchase.
Quick Answer
What down payment do you need to buy at Talus at The Cliffs?
Most Talus at The Cliffs buyers put down 3.5%–20%. FHA loans allow 3.5% down on homes up to the FHA loan limit — useful for first-time buyers at the $550K–$650K entry tier. Conventional financing works at all price points; on a $700,000 Talus home, plan $21,000–$140,000 depending on program. VA loans allow 0% for eligible veterans. New construction buyers: get pre-approved before visiting the Lennar sales office — builders negotiate harder with pre-approved buyers.
Talus at The Cliffs FAQ — 18 Answers
What Do Talus at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price at Talus at The Cliffs?
The median list price in ZIP 89135 runs about $893,050 per Las Vegas REALTORS MLS data — blending the broader Cliffs village with surrounding Summerlin corridors. Talus at The Cliffs ranges $550K–$900K for Lennar new construction, with floor plans from 1,800 to 3,400 square feet and Everything's Included premium finishes standard at every price point.
Who builds homes at Talus at The Cliffs?
Lennar is the sole builder, operating under Howard Hughes Corporation's Summerlin master plan. Every Talus home ships with the Everything's Included program — stainless appliances, quartz countertops, smart home technology, and premium flooring at no upcharge. Floor plans span 1,800–3,400 square feet across single-story and two-story configurations, priced from approximately $550,000 to $900,000.
Is Talus at The Cliffs guard-gated?
No — Talus at The Cliffs is an open community within Summerlin's Cliffs village, not guard-gated. The trade-off is new construction and competitive pricing: $550K–$900K for Lennar's Everything's Included homes, compared to $1.2M+ entry pricing behind Summerlin's guard-gated gates at The Ridges or Red Rock Country Club.
What schools serve Talus at The Cliffs?
Talus at The Cliffs is zoned to three high-performing Clark County School District campuses: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options nearby include The Meadows School and Bishop Gorman HS, and charter options include Doral Academy Red Rock (9/10) and Pinecrest Academy (8/10).
What does Nevada's zero income tax save a California family?
California's top marginal state income tax is 13.3% per the Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $22,000 per year in state income taxes alone — enough to cover HOA dues and a mortgage payment. Combined with Talus at The Cliffs' $550K–$900K pricing versus comparable California new builds, the annual savings fund most of the move.
What is the HOA fee at Talus at The Cliffs?
HOA fees at Talus at The Cliffs run approximately $100–$270 per month depending on the sub-association and floor plan. Dues cover common-area landscaping, community maintenance, and Summerlin master-plan amenities access. Always request the full resale package — current dues, reserve study, and assessment history — early in escrow so carrying costs are clear before you write an offer.
How far is Talus at The Cliffs from Downtown Summerlin?
About 5 minutes by car — Talus at The Cliffs sits inside Summerlin's Cliffs village, directly adjacent to the master plan's commercial and dining hub at Downtown Summerlin. Red Rock Canyon's scenic loop is approximately 10 minutes west, Summerlin Hospital Medical Center is 12 minutes, and the Las Vegas Strip runs about 20 minutes east via the 215 Beltway.
What are property taxes like at Talus at The Cliffs?
Nevada's effective property tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $893,050 Talus home, expect approximately $3,500–$4,900 per year — a fraction of comparable California property tax bills, with no state income tax layered on top.
What floor plans does Lennar offer at Talus at The Cliffs?
Lennar offers single-story and two-story floor plans at Talus at The Cliffs ranging 1,800–3,400 square feet. Every plan includes the Everything's Included program: stainless steel appliances, quartz countertops, smart home technology, and premium cabinetry standard. Configurations typically run 3–5 bedrooms with 2–4 bathrooms. Contact Lennar's sales office or our team at (702) 637-1759 for current availability and quick-move-in options.
Is Talus at The Cliffs a good fit for families?
Yes — Talus at The Cliffs scores exceptionally for families. The community is zoned to Sig Rogich Middle School (10/10 GreatSchools) and John W. Bonner Elementary (9/10), two of the highest-rated public schools in Clark County. Fox Hill Park's disc golf and adventure playground are walkable, and Lennar's new construction means modern floor plans with open layouts, guest suites, and smart home features.
What is the Lennar Everything's Included program?
Lennar's Everything's Included program bundles premium finishes into the base price: stainless steel appliances, quartz or granite countertops, engineered hardwood or tile flooring, upgraded cabinetry, and a smart home technology package. Unlike most builders that charge for upgrades separately, Lennar bakes them in. At Talus at The Cliffs, this means $550K–$900K pricing reflects move-in-ready, upgraded homes — not a base-model price.
How does Talus at The Cliffs compare to other Summerlin villages?
Talus at The Cliffs competes favorably on price and newness: $550K–$900K Lennar new construction versus $600K+ for comparable resale in established Summerlin villages, and $1.2M+ behind guard-gated gates at The Ridges. The Cliffs village location adds Red Rock Canyon proximity and Bonner/Rogich/Palo Verde school zoning — the highest-rated CCSD cluster in Summerlin. The trade-off is no staffed gate.
Is Talus at The Cliffs a good investment?
Talus at The Cliffs benefits from three structural tailwinds: Howard Hughes Corporation's master plan disciplines supply, top-tier CCSD school zoning supports demand, and Lennar's Everything's Included builds hold value better than base-model new construction. The community's 55-acre footprint limits the total rooftop count to roughly 250 homes — scarcity that, combined with Summerlin's master-plan covenant, tends to support resale pricing over a 5–10 year hold.
Can Nevada Real Estate Group help me buy at Talus at The Cliffs?
Yes — call (702) 637-1759. Our agents work directly with Lennar's sales office and know current inventory, quick-move-in timelines, and builder incentive cycles at Talus at The Cliffs. We also represent buyers on resale Talus homes and can compare the community against other Summerlin villages in the same school zone. Buyer representation costs you nothing — Lennar pays our fee.
What parks are near Talus at The Cliffs?
Fox Hill Park (20 acres, disc golf course, adventure playground, and hiking trails) is the closest major park, walkable from most Talus streets. The Paseos Linear Park (12 acres, desert gardens) and Cottonwood Canyon Park (8 acres, sports courts, playgrounds) are within a 5-minute drive. Red Rock Canyon National Conservation Area — roughly 195,000 acres of hiking, climbing, and scenic drives — is 10 minutes west.
What down payment do you need to buy at Talus at The Cliffs?
Most Talus at The Cliffs buyers put down 3.5%–20%. FHA loans allow 3.5% down on homes up to the FHA loan limit — useful for first-time buyers at the $550K–$650K entry tier. Conventional financing works at all price points; on a $893,050 Talus home, plan $21,000–$140,000 depending on program. VA loans allow 0% for eligible veterans. New construction buyers: get pre-approved before visiting the Lennar sales office — builders negotiate harder with pre-approved buyers.
What is the HOA fee at Talus at The Cliffs?
Budget $100–$270 per month depending on floor plan and sub-association. Dues cover common-area landscaping, community maintenance, and access to Summerlin master-plan amenities. Always pull the full resale package — current dues, reserve study, and assessment history — early in escrow. On a new construction purchase, Lennar's sales team will walk you through the association structure and provide governing documents at contract signing.
How long does it take to close on a Talus at The Cliffs home?
New construction closes in 30–90 days depending on build stage: quick-move-in homes (already framed or near completion) close in 30–45 days; to-be-built contracts take 60–90 days from signing. Resale Talus homes typically close in 30–45 days through a Nevada escrow company. For new construction, lock your rate early — builder rate-lock programs vary, and floating a 90-day build period exposes you to rate movement.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Talus at The Cliffs?
These are the eight queries Talus at The Cliffs buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the plan record.
Is Talus at The Cliffs in Summerlin?
Yes — it is a Lennar community within Summerlin's Cliffs village, part of the Howard Hughes Corporation master plan in ZIP 89135.
Is Talus at The Cliffs guard-gated?
No — open community, not gated. The Cliffs village is an open Summerlin neighborhood — the trade-off for $550K–$900K new construction versus $1.2M+ guard-gated entry at The Ridges or Red Rock Country Club.
What schools are in the Talus at The Cliffs zone?
Bonner Elementary (9/10), Rogich Middle (10/10), Palo Verde High (8/10) per GreatSchools — the highest-rated CCSD cluster in 89135.
Does Lennar negotiate at Talus at The Cliffs?
Lennar negotiates on closing cost credits, rate buydowns, and quick-move-in incentives more readily than on list price. Always bring a buyer's agent — it costs you nothing and gives you a negotiator who knows the current incentive cycle.
What is the Everything's Included program?
Lennar bundles premium finishes (stainless appliances, quartz countertops, smart home tech, upgraded flooring) into the base price — no separate upgrade charges. At Talus, this means $550K–$900K pricing reflects move-in-ready, upgraded homes.
How far is Talus at The Cliffs from Red Rock Canyon?
About 10 minutes west via West Charleston Boulevard — one of the shortest drives to Red Rock Canyon from any Summerlin new construction community.
Is Talus at The Cliffs good for first-time buyers?
Yes — FHA financing is available at the $550K–$650K entry tier, school zoning is excellent, and Lennar's Everything's Included means no surprise upgrade costs. Bring a buyer's agent — Lennar pays the fee.
What is the HOA fee at Talus at The Cliffs?
$100–$270 per month depending on the sub-association and floor plan. Dues cover common-area landscaping, community maintenance, and Summerlin master-plan amenities access.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, a 150+ agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our team has represented dozens of Lennar buyers in Summerlin's Cliffs village — we know the builder incentive cycles, school-zone nuances, and quick-move-in inventory that never reaches the public portals.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
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HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
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Want to Talk to a Talus 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 Talus at The Cliffs?
Compare Talus at The Cliffs with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Lennar new construction for a different lifestyle actually buys you more home for the money.
More Summerlin communities
- Tanager
- Tanager Echo
- Terra Luna
- The Arbors
- The Canyons
- The Cliffs
- The Crossing
- The Gardens
- The Hills
- The Hills South
- The Mesa
- The Peaks Village
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Talus at The Cliffs Sub-Areas Can You Explore A–Z?
Talus at The Cliffs is Lennar's single-builder community within The Cliffs village. The entries below index the community and surrounding villages for orientation — our team can pull current listings, HOA documents, and builder incentive details for any of them on request.
L
- Lennar (builder)
- Las Vegas (parent city)
KEEP LEARNING
What Else Should You Read About Talus at The Cliffs?
These three guides extend the research most Talus at The Cliffs buyers do next — understanding the citywide Las Vegas housing market, comparing Summerlin villages side by side on price and school ratings, and using the Las Vegas community hub to map all neighborhood options before touring model homes.
MARKET GUIDE
Las Vegas Housing Market 2026
Citywide pricing, inventory, and rate trends — the macro context for any Summerlin new construction purchase.
Read →COMMUNITY GUIDE
Summerlin Community Hub
Every Summerlin village, price band, and school zone in one place — compare Talus side-by-side.
Read →MARKET HUB
Las Vegas Community Hub
Citywide community data and search tools for buyers comparing all Las Vegas neighborhoods.
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 Talus 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. Because Talus at The Cliffs is a 250+ home community, we present ZIP 89135 statistics as area benchmarks — never plan-only claims — and omit community-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list prices, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan community record, village boundaries, deed restriction details. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings for Bonner Elementary, Rogich Middle, Palo Verde High, and private/charter options. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: October 15