Terra Luna at The Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Terra Luna at The Cliffs at a Glance?

Terra Luna at The Cliffs sits in The Cliffs village of Summerlin (ZIP 89135)—new-construction desert-contemporary homes priced $850K–$1.4M, a ZIP-area median near $898,550 per Las Vegas REALTORS, and access to Summerlin's 150-plus-mile trail network per Howard Hughes Corporation. The takeaways below unpack what makes The Cliffs village distinct from other Summerlin neighborhoods.

• The price range: Terra Luna homes run $850K–$1.4M—new-construction desert-contemporary product in The Cliffs village, five minutes from Downtown Summerlin.
• The location advantage: Red Rock Canyon ten minutes west, Downtown Summerlin five minutes east, Strip twenty minutes via Summerlin Parkway—The Cliffs maximizes both outdoor and urban access.
• Best for: families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10) zoning, outdoor-lifestyle buyers, and California relocators escaping state income tax.
• Trail connectivity: Summerlin's 150-plus-mile trail system links Terra Luna directly to parks, schools, and shopping—no car needed for most daily recreation.
• Do your homework: layered HOA ($110–$260/mo), builder-warranty status on newer homes, and lot-orientation premiums all deserve early diligence.

Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many Terra Luna-Area Homes Sell in Each Price Range?

Across ZIP code 89135, active listings in September 2026 concentrate in the $700K–$1.5M band—reflecting the Summerlin new-construction premium in The Cliffs village—per Las Vegas REALTORS MLS data. Terra Luna itself runs $850K–$1.4M within that corridor, with closings concentrating in the $900K–$1.1M sweet spot where new-construction specs compete with resale.

Counts reflect active MLS listings in ZIP code 89135 (The Cliffs, Summerlin area) · September 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Terra Luna homes concentrate in the $850K–$1.4M range.

CRIME DATA

Review reported crime for the area

FBI crime data resources · FBI guidance on comparing communities

POPULATION & GROWTH

How Fast Is the Terra Luna Area Growing?

Summerlin itself continues to absorb new rooftops under Howard Hughes Corporation's phased master plan—The Cliffs is one of the later-developed western villages, meaning newer infrastructure and builder product than the original eastern Summerlin villages. Las Vegas city has added roughly 72,000 residents since 2010 per U.S. Census counts, and the 89135 ZIP corridor remains among the most in-demand in the valley.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate The Cliffs village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

MARKET TRENDS · LAST 12 MONTHS

How Is the Terra Luna at The Cliffs Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data—the liquid benchmark Terra Luna trades against. ZIP 89135 median list near $950,000; median days on market 43; desert-contemporary new construction and resale both active.

Updated: September 2026 · Next update: September 15

Market Competitiveness

How Competitive Is the Terra Luna at The Cliffs Market Right Now?

Terra Luna and the wider ZIP-89135 corridor sit in a balanced-to-moderate seller market: 43 median days on market per Las Vegas REALTORS data, with new-construction releases from Howard Hughes Corporation managing absorption. Well-priced move-in-ready homes and quick-move-in builder specs generate the most competitive offer situations.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, September 2026. ZIP-89135 figures cover The Cliffs village and surrounding Summerlin neighborhoods—treat as area benchmark.

Village Comparison

How Does Terra Luna Compare to Other Cliffs and Summerlin Neighborhoods?

A side-by-side of Terra Luna and its closest Summerlin neighbors—entry pricing, lifestyle fit, school zone, and who each suits best—drawn from the community plan record and active-listing data via Las Vegas REALTORS. All sit within The Cliffs village or adjacent Summerlin tiers—the most relevant peer set for buyers narrowing to western Summerlin.

Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-neighborhood $/SF and DOM are omitted where samples are too small to be statistically meaningful.

Neighborhood Deep Dive

What's Inside Terra Luna and The Cliffs Village?

BY ZIP CODE

How Does ZIP Code 89135 Break Down for Terra Luna Buyers?

ZIP code 89135 covers The Cliffs and surrounding Summerlin West villages—a corridor where median list prices run near $950,000 per Las Vegas REALTORS, new construction and established resale both compete, and the school zone (Rogich Middle 10/10) anchors buyer demand above the valley average. Terra Luna sits inside this ZIP, making these figures the most reliable area benchmark available.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change are omitted where sample sizes are too small to be statistically meaningful. Boundaries per Clark County GIS.

THIS WEEKEND'S OPEN HOUSES

Can You Tour Terra Luna at The Cliffs Homes This Weekend?

New-construction model homes in The Cliffs village typically hold regular sales-center hours—call our team or the builder's sales office for current availability. Resale open houses follow standard weekend scheduling. Set up instant alerts to be notified the moment a Terra Luna home schedules a showing, or browse every active listing now and let us arrange private tours.

RELOCATION TIMELINE

How to Relocate to Terra Luna 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.

1. 1

   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.

2. 2

   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.

3. 3

   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.

4. 4

   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.

5. 5

   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.

6. 6

   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.

7. 7

   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.

8. 8

   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 Terra Luna at The Cliffs Economy?

Terra Luna residents tap a diversified professional economy anchored by the Downtown Summerlin corridor five minutes east. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong—and the 89135 ZIP corridor household income runs above $110,000, consistent with Summerlin's educated, professional buyer base.

Top Terra Luna-Area Employers

• Downtown Summerlin corporate and retail corridorFive minutes east—offices, headquarters, and the west side's largest employment hub
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes away
• Howard Hughes CorporationSummerlin's master developer—maintains the master plan, trail system, and real estate development pipeline
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, ten minutes away
• Clark County School District (west region)Area campuses including the Vanderburg/Rogich/Palo Verde feeder chain
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway

Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.

COMMUNITY COMPARISON

How Does Terra Luna at The Cliffs Compare to Summerlin, Henderson & Las Vegas?

If you are weighing Terra Luna against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Terra Luna wins on school zone and outdoor access, Summerlin broadly on selection, Henderson on citywide safety and newer master plans. Sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Terra Luna income figures estimated from ZIP-89135 corridor records; school ratings per GreatSchools. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Terra Luna at The Cliffs?

Terra Luna sits in Summerlin's western tier—excellent access to Red Rock Canyon, Downtown Summerlin, and the I-215 beltway, with longer commutes to the Strip and airport than central Las Vegas addresses. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data—and most Terra Luna destinations beat that except the airport.

Drive Times from Terra Luna at The Cliffs

• ~5 minDowntown Summerlin (shopping, dining, arena)W Charleston Blvd east
• ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• ~15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15
• ~25 minDowntown Las VegasSummerlin Pkwy → US-95
• ~30 minHarry Reid Intl AirportI-215 South
• ~35 minHendersonI-215 South → I-515
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default—Terra Luna sits at Summerlin's western edge, so W Charleston Blvd and Summerlin Parkway handle most daily trips; I-215 connects to the broader valley in fifteen minutes.

• RTC Transit

  Bus routes run the Charleston corridor connecting to Downtown Summerlin—useful for local errands, not for Strip or airport commutes. This is a car-oriented community.

• Cycling & Trails

  Summerlin's 150-plus-mile trail system makes bike commuting to Downtown Summerlin genuinely practical—the trail route is dedicated and paved. Red Rock Canyon's scenic loop is one of the best road rides in the Southwest.

• Rideshare

  Reliable and reasonably priced—airport runs from Terra Luna cost roughly $35–$50 via rideshare, and the service is readily available throughout the Summerlin corridor.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do I need to buy in Terra Luna at The Cliffs?

Most Terra Luna buyers put down 10–20%. At an $850,000 entry price, plan $85,000 (10%) to $170,000 (20%). Homes priced above the conforming loan limit require jumbo financing—lenders typically want 20% down plus six months of reserves. VA loans allow 0% for eligible veterans. Get pre-approved for the correct financing tier before you tour so you know exactly which builder collections or resale price bands you can write on.

PEOPLE ALSO ASK

What Else Do People Ask About Terra Luna at The Cliffs?

These are the eight queries Terra Luna buyers most often search—answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout The Cliffs village, the Summerlin corridor, and ZIP 89135—the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Terra Luna at The Cliffs?

Compare Terra Luna with neighboring Summerlin villages and Las Vegas communities across the valley. Each card pairs the commute time with median price positioning so you can judge whether a different neighborhood—Summerlin five minutes east, Red Rock Country Club ten minutes away, or Henderson thirty-five minutes southeast—actually buys you more home for your budget.

A–Z INDEX

Which Terra Luna and Cliffs Village Neighborhoods Can You Explore A–Z?

Terra Luna sits within The Cliffs village alongside other Summerlin neighborhoods sharing the same 150-plus-mile trail system and ZIP-89135 school zone. The A–Z entries below orient buyers to the surrounding Cliffs and Summerlin area—our team can pull current listings, builder availability, and resale comps for any of them on request.

Sources & Methodology

Where Does This Terra Luna at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. ZIP-89135 figures cover The Cliffs and surrounding Summerlin West corridor—presented as area benchmarks, never neighborhood-only claims. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master-plan data, trail system mileage, builder community information, and village structure. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data. census.gov/quickfacts
4. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
5. Clark County School District (CCSD) — School zoning for ZIP 89135, feeder patterns, and enrollment data. ccsd.net
6. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
7. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trail access, and recreation data. blm.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios cross-checked against the Nevada Report Card. greatschools.org
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Weekly mortgage-rate survey used in the payment calculator. freddiemac.com/pmms
11. California Franchise Tax Board — California top marginal state income-tax rate of 13.3% used in the Nevada vs. California comparison. ftb.ca.gov

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: September 15