Aerial view of a Las Vegas Valley master-planned neighborhood: golf fairways, palms and pools below red-rock cliffs
Summerlin, Las Vegas

The Cliffs Homes For Sale

· 19 min read · By Chris Nevada

Nevada's #1 team for The Cliffs real estate. Search Summerlin's southernmost village — gated neighborhoods such as Granite Heights, Ironwood and Nova Ridge in ZIP 89135, plus Regency, Onyx Point and Jade Ridge in 89148.

Browse Homes

Where Can I Find The Cliffs Homes for Sale?

The Cliffs spans ZIPs 89135 and 89148. The grid below shows its 89135 plats — MLS “Village 16A”: Granite Heights, Ironwood, Parcel C and Nova Ridge — which held 11 homes from $0.9 million to $2.4 million on September 29, 2026, per NREG’s MLS analysis of The Cliffs (89135 plats) (GLVAR MLS). Regency, Onyx Point, Jade Ridge and Terra Luna are in 89148 and are not in this grid; their own pages are linked below.

Homes for sale in ZIP 89135 near The Cliffs

View 24 home listings

Homes for rent in ZIP 89135 near The Cliffs

View 24 rental listings
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 Nov 2, 2026, 4:21 AM Pacific; availability and prices may change.

  • MEDIAN LIST PRICE (ZIP 89135)

    $900K

    NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of November 1, 2026

  • CLIFFS 89135 LISTINGS, SEPT 29, 2026

    $0.9M–$2.4M

    GLVAR MLS, 11 homes in the Village 16A plats

  • VILLAGE SIZE

    418 acres

    Howard Hughes; development began 2015

  • MEDIAN DAYS ON MARKET (ZIP 89135)

    43

    NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of November 1, 2026

Chris Nevada, Founder of Nevada Real Estate Group

Written by

Chris Nevada

Founder, Nevada Real Estate Group · Nevada License S.181401

16+ years in Nevada real estate

Page updated October 26, 2026

Property research

Verify for your address

Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.

Last updated

October 26, 2026

Individual data periods may differ from the page update date.

KEY TAKEAWAYS

What Should You Know About The Cliffs, Summerlin at a Glance?

The Cliffs is Summerlin’s southernmost village — just over 418 acres, with development beginning in 2015, per Howard Hughes’ Summerlin history. It spans ZIPs 89135 and 89148, and most of its neighborhoods are gated. Its 89135 plats listed 11 homes from $0.9 million to $2.4 million on September 29, 2026, per NREG’s MLS analysis of The Cliffs (89135 plats).

  • Two ZIPs: Terra Luna, Jade Ridge and Onyx Point sit on the western edge of 89148 inside Summerlin, per Howard Hughes; Regency lists in 89148 too. The grid here covers the 89135 plats.
  • Gated neighborhoods: listing remarks describe Granite Heights, Ironwood, Nova Ridge, Jade Ridge and Onyx Point as gated; Howard Hughes calls Regency staff-gated.
  • Nearly new resales: homes listed in September 2026 were built 2016–2022, and The Cliffs is not on Summerlin’s actively selling list.
  • Wide price range: Sept 29, 2026 listings ran from $575,000 (Jade Ridge) to $4,875,000 (Onyx Point) across both ZIPs.
  • Do your homework: Regency is age-qualified; confirm each home’s associations, dues and gate terms in the resale package, and its school assignment with CCSD.

Last updated September 2026 · Sources: Howard Hughes (Summerlin history), Summerlin (ZIP codes), GLVAR MLS via NREG search

PRICE DISTRIBUTION

How Many The Cliffs Homes Sell in Each Price Range?

These cards count The Cliffs’ 89135 plats only — the same filter as the grid and NREG’s MLS analysis of The Cliffs (89135 plats). On September 29, 2026 those 11 homes listed from $0.9 million to $2.4 million; Regency, Jade Ridge and Onyx Point in 89148 add homes from $575,000 to $4,875,000.

Under $1M

1

active listings

Browse Under $1M →

$1M–$1.5M

2

active listings

Browse $1M–$1.5M →

$1.5M–$2M

7

active listings

Browse $1.5M–$2M →

$2M+

2

active listings

Browse $2M+ →

Counts are active MLS listings in The Cliffs’ Village 16A plats in ZIP 89135 (the grid’s filter) · November 2026 · Links open the same filtered search. Saved counts are from the September 29, 2026 snapshot and show only if the live count is unavailable.

Browse The Cliffs, Summerlin Listings

How Can You Find a Cliffs Home by Neighborhood, Type & Price?

The Cliffs’ neighborhoods span two ZIPs. The directory links below use the grid’s 89135 filter, with live counts from NREG’s MLS analysis of The Cliffs (89135 plats) (GLVAR MLS); the neighborhood cards link to each 89148 neighborhood’s own page.

Which Neighborhoods Make Up The Cliffs?

The Cliffs’ neighborhoods with their September 29, 2026 listings (GLVAR MLS). Each links to its own page.

Age-Qualified · Staff-Gated · Toll Brothers · 89148

Regency (55+)

$699,998–$1,670,000 (Sept 29, 2026)View homes →Gated · Toll Brothers · 89135

Granite Heights

$1,600,000–$2,399,000 (Sept 29, 2026)View homes →Gated · Toll Brothers · 89135

Ironwood

$1,199,000–$1,850,000 (Sept 29, 2026)View homes →Gated · Pardee · 89135

Nova Ridge

$1,530,000–$1,825,000 (Sept 29, 2026)View homes →Gated · Richmond American · 89148

Onyx Point

$1,925,000–$4,875,000 (Sept 29, 2026)View homes →Gated · Taylor Morrison · 89148

Jade Ridge

$575,000–$650,000 (Sept 29, 2026)View homes →Gated · Pardee · 89148

Terra Luna

None listed Sept 29, 2026View homes →Gated · Woodside

Skystone

Ask for current listingsAsk an agent →

Explore all Summerlin communities →

By Price Range (89135 plats)

All Listings (89135 plats)

340 active listings across ZIP 89135 as of November 1, 2026 · MLS data

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How Can You Get New Cliffs Listings First?

Alerts by neighborhood (Granite Heights, Ironwood, Nova Ridge, Regency, Onyx Point, Jade Ridge and the rest), price and bedrooms — no spam, unsubscribe anytime. Resales in any one Cliffs neighborhood are few at a time (Nova Ridge had 2 listed on September 29, 2026), so an alert is the practical way to see each one as it lists.

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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 The Cliffs, Summerlin?

The Answer

The Cliffs is Summerlin’s southernmost village, set on elevated ground below the ridgeline it is named for, per Summerlin (The Cliffs neighborhoods, 2020): mostly gated neighborhoods built from 2016 onward, Oak Leaf Park, Faiss Middle School and Shelley Berkley Elementary School, Cowabunga Canyon water park (formerly Wet ’n’ Wild) and the county’s Aquatic Springs indoor pool.

What is The Cliffs, Summerlin known for?

Its setting and its gates. Howard Hughes describes elevated topography with views of the valley and the Strip to the east and the Spring Mountains to the west, and a “rugged contemporary” architecture of horizontal roof lines and earthy colors. Most of its neighborhoods are gated, and Regency is an age-qualified Toll Brothers community.

Which neighborhoods are in The Cliffs?

Howard Hughes lists Regency and Granite Heights (Toll Brothers), Nova Ridge and Terra Luna (Pardee), Jade Ridge (Taylor Morrison), Skystone (Woodside) and Onyx Point (Richmond American); listing remarks add Ironwood (Toll Brothers). In the MLS, Granite Heights, Ironwood and Nova Ridge are “Village 16A” plats in 89135; Regency, Jade Ridge, Onyx Point and Terra Luna are in 89148.

What amenities are in The Cliffs?

Oak Leaf Park, the village’s central park, has pickleball courts, shaded playgrounds, a picnic pavilion, a climbing tower and a demonstration garden, per Howard Hughes. Faiss Park holds the Aquatic Springs indoor pool, built by Howard Hughes and deeded to Clark County, and Cowabunga Canyon water park (formerly Wet ’n’ Wild) is in the village. Regency adds a private clubhouse of more than 16,000 square feet for its residents.

Location

Where Is The Cliffs

The Cliffs forms Summerlin’s southern edge, directly south of The Mesa. Its western neighborhoods — Granite Heights, Ironwood, Parcel C and Nova Ridge, MLS “Village 16A” plats — are in ZIP 89135. Terra Luna, Jade Ridge and Onyx Point sit on the western edge of ZIP 89148, still inside Summerlin, per Howard Hughes, and Regency’s listings are in 89148 too. Howard Hughes puts the village at just over 418 acres. Drive times are ranges from our free-flow road model on OpenStreetMap data, without traffic, from the middle of The Cliffs (October 26, 2026).

Downtown Summerlin
9–12
Min
Strip (Bellagio)
15–20
Min
Airport (Terminal 1)
16–20
Min
Red Rock Canyon Visitor Center
17–23
Min
Downtown LV
19–24
Min

The Cliffs, Summerlin

At a Glance
$899,950
Median List Price (ZIP 89135)
11 homes · $0.9M–$2.4M
Listed in 89135 plats (Sept 29, 2026)
43
Median Days on Market (ZIP 89135)
79 (both ZIPs)
Closings in Cliffs plats, Sept 2025–Aug 2026

Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of November 1, 2026.

Setting
Summerlin’s southernmost village (Howard Hughes)
Acreage
Just over 418 acres
Development began
2015 (Faiss MS opened 2007)
ZIP codes
89135 and 89148
Homes built
2016–2022 (current MLS listings)
Builders (Howard Hughes)
Toll Brothers, Pardee, Taylor Morrison, Woodside, Richmond American
Gates
Most neighborhoods gated; Regency staff-gated
Age-qualified
Regency (Toll Brothers)
Central park
Oak Leaf Park
Schools in the village
Faiss MS, Shelley Berkley ES (CCSD)
HOA
Varies by neighborhood — see the resale package

Quick Answer

What is The Cliffs, Summerlin?

Summerlin’s southernmost village: just over 418 acres, with development beginning in 2015, per Howard Hughes. It spans ZIPs 89135 and 89148 and holds mostly gated neighborhoods by Toll Brothers, Pardee, Taylor Morrison, Woodside and Richmond American, including the age-qualified Regency. Homes listed there in September 2026 were built from 2016 to 2022.

Source: Howard Hughes (Summerlin history)

Census Housing Data / The Cliffs

What Does the Census Show About Housing in The Cliffs?

According to the U.S. Census Bureau, the tiles below compare housing and population figures for 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.

Population (ZIP 89135)
32,524
vs Clark Co 2,329,548
Population (ZIP 89148)
64,426
vs Clark Co 2,329,548
Owner-Occupied (ZIP 89135)
71%
vs Clark Co 58%
Owner-Occupied (ZIP 89148)
59%
vs Clark Co 58%
Median Home Value (ZIP 89135)
$689,300
vs Clark Co $431,000
Median Home Value (ZIP 89148)
$469,900
vs Clark Co $431,000

Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIPs 89135 and 89148 and Clark County (The Cliffs is not tabulated separately) · Updated

POPULATION & GROWTH

How Fast Is The Cliffs Area Growing?

Howard Hughes began developing The Cliffs in 2015, and the homes listed there in September 2026 were built from 2016 to 2022. ZIP 89135, which holds the village’s western plats, grew from 24,144 residents in the 2010 Census to 31,763 in 2020.

32,524ZIP 89135 residents (ACS 2020–24)
2016–2022Build years of homes listed in The Cliffs (Sept 2026)
+31.6%ZIP 89135 growth, 2010–2020 (Census)

ZIP 89135 population, 2010–2024 (Census counts and ACS)

The Cliffs is not on Summerlin’s list of actively selling villages (read September 30, 2026), and Howard Hughes said in 2021 that its four then-selling neighborhoods were the final opportunity to buy new homes there, so new supply comes from resales.

2010
24,144
2020
31,763
2020–24 ACS
32,524

Sources: U.S. Census Bureau and Summerlin’s actively selling villages. ZIP 89135 figures shown because the Census does not tabulate the village separately. 2010 and 2020 are decennial Census counts (2010 SF1, 2020 DHC); the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.

The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,186 recorded closings — Las Vegas REALTORS MLS records via Repliers.

43
MEDIAN DAYS ON MARKET (ZIP 89135) · NOV 1, 2026
$900K
MEDIAN LIST PRICE (ZIP 89135) · NOV 1, 2026
418
ACRES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME

ACTIVE MARKET

Get matched with a
Cliffs Summerlin specialist.

Market Competitiveness

How competitive is The Cliffs market right now?

ZIP 89135 homes spent a median 37 days on market in NREG’s analysis of Las Vegas REALTORS MLS sold data, September 2026. The Cliffs itself trades in small numbers: 79 closings across its plats in both ZIPs over the 12 months to August 2026.

  • 37 daysZIP 89135 median DOM (sold, September 2026)
  • $900KMedian list price, ZIP 89135
  • 79Closings in Cliffs plats, Sept 2025–Aug 2026
  • 19Regency homes listed, Sept 29, 2026 (89148)

Sources: NREG analysis of Las Vegas REALTORS MLS data (ZIP 89135, September 2026) and GLVAR MLS records for The Cliffs’ plats in 89135 and 89148. ZIP 89135 figures cover much more than The Cliffs — treat them as an area benchmark, not village statistics.

Before You Buy

What Should You Compare Before Buying in The Cliffs, Summerlin?

The Cliffs’ neighborhoods differ by builder, ZIP, gate, age qualification and price. Compare the home types below, then the trade-offs.

Which Cliffs Home Types Can You Compare?

Gated Single-Story Resale

  • Granite Heights and Ironwood by Toll Brothers (MLS remarks)
  • Village 16A plats, ZIP 89135
  • Listed at $1,199,000–$2,399,000 on Sept 29, 2026
  • Built 2018–2020
Best for Gated Single-Story Resale →

Age-Qualified Community

  • Regency by Toll Brothers, staff-gated (Howard Hughes)
  • Clubhouse of more than 16,000 sq ft
  • 19 listed at $699,998–$1,670,000 on Sept 29, 2026
  • 21 closings, $875,000 median, Sept 2025–Aug 2026
Best for Age-Qualified Community →

Luxury View Lots

  • Onyx Point by Richmond American, gated single-story (Howard Hughes)
  • ZIP 89148, inside Summerlin
  • Listed at $1,925,000–$4,875,000 on Sept 29, 2026
  • Built 2018–2020
Best for Luxury View Lots →

Relocating to Nevada

  • No Nevada personal income tax
  • 3% primary-residence tax cap once claimed (NRS 361.4723)
  • Virtual tours of any Cliffs neighborhood
  • Confirm HOA, taxes and schools for the exact address
Best for Relocating to Nevada →

Best Fit For

  • Gated resale in 89135 — Granite Heights, Ironwood and Nova Ridge — listed at $1,199,000 to $2,399,000 on September 29, 2026.
  • Age-qualified — Regency by Toll Brothers — staff-gated with a private clubhouse, listed from $699,998.
  • Lower price points — Jade Ridge by Taylor Morrison — listed at $575,000 and $650,000 on September 29, 2026.
  • Views and larger homes — Onyx Point by Richmond American — gated single-story homes listed from $1,925,000.

Ready to explore homes in The Cliffs? We can tour any Cliffs neighborhood in either ZIP and pull recent same-plat sales for a home you like.

Start Your Home Search

Pros

  • Homes built 2016–2022 — newer than most Las Vegas Valley resale stock
  • Most neighborhoods gated; Regency staff-gated (Howard Hughes)
  • Oak Leaf Park, the Aquatic Springs indoor pool and Cowabunga Canyon water park inside the village (Howard Hughes)
  • Faiss Middle School and Shelley Berkley Elementary School campuses in the village — confirm assignment with CCSD
  • Zero Nevada state income tax and a 3% primary-residence property-tax cap once claimed under NRS 361.4723

Honest Considerations

  • Two ZIP codes — ZIP-level statistics for 89135 or 89148 describe much wider areas than The Cliffs
  • No builder is selling new homes here (Summerlin’s actively selling villages, September 30, 2026) — expect a resale
  • Few listings per neighborhood at any time; Nova Ridge had 2 on September 29, 2026
  • Regency is age-qualified — check its occupancy rules before you buy

Neighborhood Comparison

How Do The Cliffs' Neighborhoods Compare?

The Cliffs’ neighborhoods side by side: homes listed on September 29, 2026 and closings from September 2025 through August 2026, from NREG’s MLS analysis of The Cliffs (89135 plats) and GLVAR MLS records for the 89148 plats. Samples are small — a single sale moves a median.

The Cliffs neighborhoods · GLVAR MLS listings Sept 29, 2026 and closings Sept 2025–Aug 2026
SubmarketMedian Price$ / Sq FtDays on MarketActive ListingsBest For
Regency (55+, 89148)$875,000 (21 sales)n/a*n/a*19Age-qualified · Staff-gated
Granite Heights & Ironwood (89135)$1.3M–$2.15M (main plat medians)n/a*n/a*6Gated · Toll Brothers
Nova Ridge (89135)$1.77M–$1.85M (plat medians, 8 sales)n/a*n/a*2Gated · Contemporary
Onyx Point & Jade Ridge (89148)Onyx Point $2,000,000 (4) · Jade Ridge $567,750 (6)n/a*n/a*5Gated · Two price points

Source: GLVAR MLS records via NREG — active listings on September 29, 2026 and closings recorded September 2025 through August 2026 (pulled 2026-09-29). Builders per Howard Hughes (2020) and listing remarks. $/sq ft and days on market are not calculated for these small samples.

Neighborhood Detail

What's Inside The Cliffs' Neighborhoods?

Submarket 1

Regency (55+, 89148)

Toll Brothers’ age-qualified neighborhood, staff-gated with a clubhouse of more than 16,000 square feet, per Howard Hughes. Listed at $699,998 to $1,670,000 on September 29, 2026; homes built 2016–2022.

Browse Regency (55+, 89148) homes →
$875KMedian Price
n/a*Days on Market
19Active Listings
n/a*Price / Sq Ft

Submarket 2

Granite Heights & Ironwood (89135)

Village 16A Parcels A (Granite Heights) and B (Ironwood), both gated Toll Brothers neighborhoods per listing remarks. Plat medians on closings: Parcel A $2,150,000 (3 sales), Parcel B $1,300,000 (9 sales), plus single sales on two related plats. Listed at $1,199,000 to $2,399,000 on September 29, 2026.

Browse Granite Heights & Ironwood (89135) homes →
$1.3M–$2.15MMedian Price
n/a*Days on Market
6Active Listings
n/a*Price / Sq Ft

Submarket 3

Nova Ridge (89135)

Village 16A Parcels F & G, a gated neighborhood built by Pardee (later Tri Pointe), per Howard Hughes. Listed at $1,530,000 and $1,825,000 on September 29, 2026.

Browse Nova Ridge (89135) homes →
$1.77M–$1.85MMedian Price
n/a*Days on Market
2Active Listings
n/a*Price / Sq Ft

Submarket 4

Onyx Point & Jade Ridge (89148)

Both on the western edge of 89148 inside Summerlin, per Howard Hughes. Onyx Point (Richmond American) is gated single-story homes; Jade Ridge (Taylor Morrison) is gated per listing remarks. Onyx Point listed at $1,925,000–$4,875,000 and Jade Ridge at $575,000–$650,000 on September 29, 2026.

Browse Onyx Point & Jade Ridge (89148) homes →
$568K–$2.0MMedian Price
n/a*Days on Market
5Active Listings
n/a*Price / Sq Ft

Submarket 5

The Cliffs — Village Facts

Howard Hughes began developing The Cliffs in 2015. It is Summerlin’s southernmost village, just over 418 acres, home to Faiss Middle School (2007), Cowabunga Canyon water park (2013, opened as Wet ’n’ Wild), the Aquatic Springs indoor pool (2016) and Shelley Berkley Elementary School (2017).

Browse The Cliffs — Village Facts homes →
2015Development Began
418Acres
2ZIP Codes
79Closings, Sept 2025–Aug 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE

STILL DECIDING?

Not sure which Cliffs
neighborhood fits?

BY ZIP CODE

How Do ZIP Codes 89135 and 89148 Divide The Cliffs?

The Cliffs sits in two ZIPs, and both cover far more than the village — so their medians say little about it. The rows below separate the ZIP 89135 benchmark from The Cliffs’ own neighborhoods in each ZIP.

The Cliffs by ZIP code · September 2026 · ZIP and neighborhood figures labeled as such
ZIPPrimary AreaMedian Price$ / Sq FtDays on MarketActiveYoY
89135ZIP 89135 overall — most of Summerlin South$899,000 median list (Sept 29, 2026)—37 (ZIP, Sept 29, 2026)331 (ZIP, Sept 29, 2026)n/a*
89135The Cliffs — Village 16A plats (Granite Heights, Ironwood, Parcel C, Nova Ridge); this page’s grid$0.9M–$2.4M listedn/a*n/a*11 (Sept 29, 2026)n/a*
89148The Cliffs — Regency (age-qualified)$699,998–$1,670,000 listedn/a*n/a*19 (Sept 29, 2026)n/a*
89148The Cliffs — Onyx Point, Jade Ridge, Terra Luna$575,000–$4,875,000 listedn/a*n/a*5 (Sept 29, 2026)n/a*

Source: NREG’s MLS analysis (ZIP 89135 median, days on market and active count as of September 29, 2026) and GLVAR MLS listings for each neighborhood on September 29, 2026; ZIP placement per Howard Hughes (2019) and MLS records. *$/sq ft and year-over-year change are omitted — the samples are too small to be meaningful. Parcel data per the Clark County Assessor.

Builders

Who Built The Cliffs, Summerlin?

No builder is selling new homes in The Cliffs: it is not on Summerlin’s list of actively selling villages (checked September 30, 2026). Howard Hughes named these builders in 2020; listing remarks add Toll Brothers’ Ironwood.

Regency, Granite Heights, Ironwood

Toll Brothers

Regency is age-qualified and staff-gated; Granite Heights and Ironwood are gated (Howard Hughes; MLS remarks)

CommunitiesThe Cliffs (resale)
Price RangeRegency listed from $699,998 (Sept 29, 2026)

Nova Ridge, Terra Luna

Pardee Homes (Tri Pointe)

Both neighborhoods gated (Howard Hughes, 2021)

CommunitiesThe Cliffs (resale)
Price RangeNova Ridge listed $1,530,000–$1,825,000

Onyx Point

Richmond American

Gated single-story homes (Howard Hughes, 2019)

CommunitiesThe Cliffs, ZIP 89148 (resale)
Price RangeListed $1,925,000–$4,875,000

Jade Ridge

Taylor Morrison

Launched by William Lyon Homes (Howard Hughes, 2019); gated per listing remarks

CommunitiesThe Cliffs, ZIP 89148 (resale)
Price RangeListed $575,000–$650,000

Outdoor Recreation

What Outdoor Amenities Does The Cliffs, Summerlin Offer?

The Cliffs has its own parks and two water parks, per Howard Hughes. Red Rock Canyon — Nevada’s first National Conservation Area, with a 13-mile scenic drive, per the Bureau of Land Management — is about 17 to 23 minutes from the village by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026).

IN THE VILLAGE

Oak Leaf Park

Central village parkPickleball · Playgrounds · Climbing towerVillage park

The Cliffs’ central community park, per Howard Hughes: pickleball courts, shaded playgrounds, a picnic pavilion, a climbing tower, a lawn and a demonstration garden.

IN THE VILLAGE

Aquatic Springs (Faiss Park)

Indoor poolSwimmingClark County facility

Indoor aquatic center built by Howard Hughes in Faiss Park (2016) and deeded to Clark County to run as a public facility.

IN THE VILLAGE

Cowabunga Canyon (formerly Wet ’n’ Wild)

Water parkWater slides · SeasonalPaid

The water park Howard Hughes lists in The Cliffs village; it opened in 2013 as Wet ’n’ Wild.

17–23 MIN W

Red Rock Canyon NCA

13-mile scenic driveHiking · Climbing · Scenic driveEntry fee; timed entry Oct 1–May 31 (Recreation.gov)

Nevada’s first National Conservation Area, 17 miles west of the Strip on Charleston Boulevard/State Route 159, managed by the Bureau of Land Management.

The Cliffs Lifestyle

What Does a Weekend in The Cliffs, Summerlin Look Like?

Pickleball at Oak Leaf Park, a swim at Aquatic Springs, or the 13-mile Red Rock Canyon scenic drive, per the Bureau of Land Management — about 17 to 23 minutes away without traffic.

418Acres in The Cliffs (Howard Hughes)
2015Development began
2ZIP codes
13Miles of Red Rock scenic drive (BLM)

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Cliffs Homes This Weekend?

Open houses in The Cliffs are resale listings, scheduled by each listing agent. Most Cliffs neighborhoods are gated, so showings behind the gate need an appointment. Set an alert to hear when one opens, or ask us to arrange a private showing.

Set up open-house alerts →Browse all The Cliffs homes
Planning a move

What Should I Verify Before Moving to The Cliffs?

Budget around the specific home, not a community average. Before you compare the cost of a move to 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 guide

ECONOMY & JOBS

What Drives The Cliffs Economy?

The Cliffs is a residential village; its nearest large employers are in Summerlin and the Las Vegas resort corridor. The U.S. Bureau of Labor Statistics publishes current jobs and unemployment figures for the Las Vegas metro area.

9–12 minTo Downtown SummerlinFree-flow road model, no traffic
12–18 minTo Summerlin HospitalFree-flow road model, no traffic
15–20 minTo the Strip (Bellagio)Free-flow road model, no traffic
16–20 minTo Harry Reid Terminal 1Free-flow road model, no traffic

Employment Centers Near The Cliffs

  • Downtown SummerlinSummerlin’s retail, office and entertainment district, about 6.1 miles and 9 to 12 minutes north
  • Summerlin Hospital Medical CenterWest-valley hospital campus, about 8.0 miles and 12 to 18 minutes north without traffic
  • Las Vegas Strip resort corridorThe metro’s hospitality and entertainment employment core, about 12.6 miles and 15 to 20 minutes east (Bellagio)
  • Clark County School DistrictFaiss Middle School and Shelley Berkley Elementary School are in the village

Sources: U.S. Bureau of Labor Statistics, OpenStreetMap contributors (ODbL). Drive times are NREG free-flow road-model ranges on OpenStreetMap data from the middle of the village, October 26, 2026; no traffic.

COMMUNITY COMPARISON

How Does The Cliffs Compare to The Mesa and The Peaks?

The Cliffs and its Summerlin South neighbors on the same dates: GLVAR MLS listings on September 29, 2026 and closings from September 2025 through August 2026, plus the village facts Howard Hughes publishes.

The Cliffs vs The Mesa vs The Peaks · September 2026
MetricThe CliffsThe MesaThe Peaks (Ascension)
MLS platsVillage 16A + named plats in 89148Village 16Village 17A
Listed Sept 29, 202611 (89135) + 24 (89148)3715
List-price range$0.9M–$2.4M (89135)$499,900–$3.7M$1.57M–$3.85M
Build years of listed homes2016–20222006–20232024–2026
Closings, Sept 2025–Aug 2026798042
ZIP89135 and 891488913589135
Development began20152004n/a

Sources: GLVAR MLS records via NREG’s MLS analysis (listings 2026-09-29; closings pulled 2026-09-29) and Howard Hughes (Summerlin history). The Cliffs’ 89148 count covers Regency (19), Onyx Point (3) and Jade Ridge (2). Last updated September 2026.

Cost of Ownership

What Will 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 Cliffs Payment

Home Price
$899,000
$899,000
$899,000
Down Payment
10% / $89,900
10% / $89,900
10% / $89,900
Interest Rate
7.0%
7.0%
7.0%
Term Years
30
30
30
Annual Property Tax Assumption
$5,400
$5,400
$5,400
Annual Insurance Assumption
$1,800
$1,800
$1,800
Monthly HOA Assumption
$200
$200
$200
Annual PMI Rate Assumption
0.50%
0.50%
0.50%
$6,520
Illustrative Monthly Payment
  • Principal & Interest$5,383
  • Property Tax$450
  • Insurance$150
  • HOA$200
  • PMI$337
Talk to a Lender

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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Cliffs, Summerlin?

The Cliffs forms Summerlin’s southern edge. Mean travel time to work in Las Vegas is published in U.S. Census QuickFacts; the times below are free-flow ranges from the middle of The Cliffs by our road model on OpenStreetMap data, October 26, 2026 (posted limits, then a slower run with signal delays); rush hour adds time.

Drive Times from The Cliffs, Summerlin

  • 9–12 minDowntown Summerlin6.1 mi via Town Center Dr and the 215
  • 12–18 minSummerlin Hospital Medical Center8.0 mi via Hualapai Way
  • 15–20 minLas Vegas Strip (Bellagio)12.6 mi via the 215 and I-15
  • 16–20 minHarry Reid Intl Airport (Terminal 1)12.7 mi via the 215
  • 17–23 minRed Rock Canyon Visitor Center12.3 mi via the 215 and Charleston Blvd (SR-159)
  • 19–24 minDowntown Las Vegas (Fremont Street)17.6 mi via the 215, I-15 and US-95

Transportation Options

  • Driving

    The default here. Howard Hughes notes the village’s proximity to the 215 Beltway, the main route to I-15 and the rest of the valley.

  • RTC Transit

    Check the Regional Transportation Commission of Southern Nevada’s current route map for stops near a specific address; plan on a car for most trips.

  • Parks & Trails

    Oak Leaf Park and Faiss Park are inside the village; Red Rock Canyon’s 13-mile scenic drive is about 17 to 23 minutes west without traffic.

  • Rideshare

    Available throughout Summerlin South for airport runs and evenings out; gated neighborhoods may need a gate code or guest pass.

Drive times are free-flow ranges (no live traffic) from our road model on OpenStreetMap data, run October 26, 2026 from the middle of The Cliffs (36.072, -115.318): the first figure uses posted speed limits, the second 85% of them plus 20 seconds per traffic signal; rush-hour trips on the 215 run longer. Road data © OpenStreetMap contributors (ODbL).

Quick Answer

How long does it take to close on a home in The Cliffs?

Nevada purchases close through an escrow company rather than an attorney, and the contract sets the closing date. Financed purchases need time for the appraisal and loan approval; cash purchases can close faster. Leave room to review every association’s resale documents.

Quick Answer

What down payment do I need to buy in The Cliffs, Summerlin?

That depends on the loan. Conventional loans up to the 2026 conforming limit ($832,750 for a one-unit home, per FHFA) can start at 3–5% down, and VA loans allow 0% down for eligible borrowers. Every home in The Cliffs’ 89135 plats listed above that limit on September 29, 2026, so jumbo financing applies there; Regency and Jade Ridge listings started lower.

The Cliffs FAQ — 17 Answers

What Do The Cliffs Buyers Most Frequently Ask?

Most Asked

What is the median home price in The Cliffs, Summerlin?

The Cliffs has no published median of its own, and its ZIP figure is a poor stand-in. ZIP 89135, which covers most of Summerlin South, had a median list price of $899,950 and 43 median days on market in NREG’s latest pull of Las Vegas REALTORS MLS data. The Cliffs’ own 89135 homes listed on September 29, 2026 ran from $0.9 million to $2.4 million, and its 89148 neighborhoods from $575,000 (Jade Ridge) to $4,875,000 (Onyx Point).

Is The Cliffs in Summerlin guard-gated?

Most of its neighborhoods are gated. Listing remarks describe Granite Heights, Ironwood, Nova Ridge, Jade Ridge and Onyx Point as gated, and one Ironwood listing calls it guard-gated. Howard Hughes describes Regency, the age-qualified Toll Brothers neighborhood, as staff-gated, and Skystone and Terra Luna as gated. Confirm the access terms for a specific home in its association documents.

What ZIP code is The Cliffs in?

Two: 89135 and 89148. Howard Hughes notes that Terra Luna, Jade Ridge and Onyx Point “fall outside of 89135 and are located along the western edge of 89148” while remaining inside Summerlin; Regency’s listings are in 89148 too. The listings grid on this page covers The Cliffs’ 89135 plats (MLS “Village 16A”); the 89148 neighborhoods have their own pages.

How close is The Cliffs to Red Rock Canyon?

About 17 to 23 minutes (12.3 miles) to the Red Rock Canyon Visitor Center from the middle of the village, by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026). The Bureau of Land Management puts Red Rock Canyon 17 miles west of the Strip on Charleston Boulevard/State Route 159, with a 13-mile scenic drive.

What schools serve The Cliffs, Summerlin?

The Clark County School District assigns public schools by address, so look up the exact home with CCSD’s zoning search and see each school’s state data on the Nevada Report Card. Two CCSD campuses sit inside the village, per Howard Hughes: Faiss Middle School (opened 2007) and Shelley Berkley Elementary School (opened 2017). Sitting in the village does not by itself make a school the assigned one.

What are HOA fees in The Cliffs?

They vary by neighborhood, and we do not publish a range because we have not verified one. Most Cliffs neighborhoods are gated, and Regency runs a clubhouse of more than 16,000 square feet for its residents, per Howard Hughes, so dues differ widely. The resale package for the exact home lists every association, its current dues and any transfer fees.

How does The Cliffs compare to The Mesa, Summerlin?

The Mesa is the village directly north. Its listed homes span more decades — built 2006–2023, against 2016–2022 for The Cliffs’ current listings — and its 37 listings on September 29, 2026 ran from $499,900 to $3.7 million. The Cliffs’ 89135 plats listed 11 homes from $0.9 million to $2.4 million that day. Howard Hughes dates The Mesa to 2004 and The Cliffs to 2015.

When was The Cliffs built and what is the architecture like?

Howard Hughes began developing The Cliffs in 2015, though its first project, Faiss Middle School, opened in 2007. Homes listed in September 2026 were built from 2016 to 2022. Howard Hughes describes the style as “rugged contemporary,” with horizontal roof lines and earthy colors, on elevated ground with views of the valley and Strip to the east and the Spring Mountains to the west.

What are property taxes like in The Cliffs?

Clark County taxes each parcel at its tax district’s rate, so get the current bill for the exact home from the Clark County Treasurer. Nevada caps annual increases on a primary residence at 3% under NRS 361.4723 once the owner claims it; until then, the general cap of up to 8% applies (NRS 361.4722). Nevada has no personal income tax.

What neighborhoods are in The Cliffs?

Howard Hughes lists Regency and Granite Heights by Toll Brothers, Nova Ridge and Terra Luna by Pardee (later Tri Pointe), Jade Ridge by Taylor Morrison (launched by William Lyon Homes), Skystone by Woodside and Onyx Point by Richmond American; listing remarks add Ironwood by Toll Brothers. Regency, Jade Ridge, Onyx Point and Terra Luna are in ZIP 89135’s neighbor, 89148.

Is there new construction available in The Cliffs?

Not from a builder’s sales office: The Cliffs is not on Summerlin’s list of actively selling villages (checked September 30, 2026), and Howard Hughes said in 2021 that the four neighborhoods then selling were “the final opportunity to buy new homes” there. Homes listed in September 2026 were built 2016–2022, so expect a nearly new resale. Toll Brothers is selling new homes at Ascension in The Peaks village.

How many homes sold in The Cliffs last year?

MLS records show 79 closings from September 2025 through August 2026: 41 on its 89135 plats (40 on “Village 16A” plats plus 1 on a plat named “Granite Heights”) and the rest in 89148 — Regency 21 (median $875,000), Terra Luna 7 ($1,014,000), Jade Ridge 6 ($567,750) and Onyx Point 4 ($2,000,000). Samples are small; for a specific home, compare recent sales in the same plat.

How far is The Cliffs from the Las Vegas Strip?

About 15 to 20 minutes (12.6 miles) to the Bellagio and about 16 to 20 minutes (12.7 miles) to Harry Reid International Airport’s Terminal 1 from the middle of the village, by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026). Rush hour on the 215 Beltway adds time.

Can Nevada Real Estate Group help me buy or sell a home in The Cliffs?

Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in total volume. We represent buyers and sellers across The Cliffs’ neighborhoods, in both 89135 and 89148. Call (702) 637-1759 for a home valuation or a buyer consultation.

What down payment do I need to buy in The Cliffs, Summerlin?

That depends on the loan. Conventional loans up to the 2026 conforming limit ($832,750 for a one-unit home, per FHFA) can start at 3–5% down, and VA loans allow 0% down for eligible borrowers. Every home in The Cliffs’ 89135 plats listed above that limit on September 29, 2026, so jumbo financing applies there; Regency and Jade Ridge listings started lower.

How long does it take to close on a home in The Cliffs?

Nevada purchases close through an escrow company rather than an attorney, and the contract sets the closing date. Financed purchases need time for the appraisal and loan approval; cash purchases can close faster. Leave room to review every association’s resale documents.

How have homes in The Cliffs sold over the past year?

MLS records show 79 closings in The Cliffs’ plats from September 2025 through August 2026, including 21 in Regency at a $875,000 median and 41 on its 89135 plats. Past sales do not predict future prices; compare recent sales in the same plat before making an offer.

Updated November 2026

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PEOPLE ALSO ASK

What Else Do People Ask About The Cliffs, Summerlin?

Short answers with their sources: MLS records from NREG’s MLS analysis of The Cliffs (89135 plats), village facts from Howard Hughes, and tax law from the Nevada Revised Statutes.

Is The Cliffs part of Summerlin?

Yes. Howard Hughes calls The Cliffs Summerlin’s southernmost village, and says its 89148 neighborhoods are inside Summerlin’s boundaries with full access to Summerlin amenities.

Is The Cliffs in 89135 or 89148?

Both. Granite Heights, Ironwood, Parcel C and Nova Ridge (MLS “Village 16A” plats) are in 89135; Regency, Jade Ridge, Onyx Point and Terra Luna are on the western edge of 89148, per Howard Hughes and MLS records.

Is Regency at The Cliffs age-restricted?

Yes. Howard Hughes describes Regency by Toll Brothers as exclusively for those 55-plus, staff-gated, with a clubhouse of more than 16,000 square feet. Check the association’s occupancy rules before you buy.

What does ZIP 89135 cover?

Most of Summerlin South, including part of The Cliffs, The Mesa, The Ridges and Red Rock Country Club. The ZIP had 32,524 residents in the ACS 2020–2024 estimates. In NREG’s latest MLS pull its median list price was $899,950.

How far is The Cliffs from Red Rock Canyon?

About 17 to 23 minutes (12.3 miles) from the middle of the village to the Red Rock Canyon Visitor Center, by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026).

Which schools are in The Cliffs?

Faiss Middle School (opened 2007) and Shelley Berkley Elementary School (opened 2017), both CCSD, per Howard Hughes. Assignments go by address — confirm the exact home with CCSD’s zoning search, and see school data on the Nevada Report Card.

Are homes in The Cliffs new construction?

Not anymore. The Cliffs is not on Summerlin’s actively selling list (September 30, 2026), and homes listed there that month were built 2016–2022.

How many homes sold in The Cliffs last year?

79 closings were recorded in The Cliffs’ MLS plats from September 2025 through August 2026 — 41 on its 89135 plats, 21 in Regency, 7 in Terra Luna, 6 in Jade Ridge and 4 in Onyx Point.

WHY NEVADA REAL ESTATE GROUP

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

Buyer and seller representation across The Cliffs’ neighborhoods in 89135 and 89148, backed by 9,600+ closed transactions and $4.85B+ in volume since 2011.

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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NEARBY COMMUNITIES

Which Communities Are Next to The Cliffs?

The Cliffs’ neighbors and its own neighborhood pages, placed by MLS listing locations. Listing figures are GLVAR MLS, September 29, 2026.

ADJACENT N

The Mesa

$499,900–$3.7M listed

Directly north of The Cliffs

View The Mesa →

NORTH

The Peaks (Ascension)

$1.57M–$3.85M listed

North of The Mesa

View The Peaks (Ascension) →

IN THE CLIFFS

Regency at Summerlin

$699,998–$1,670,000 listed

Age-qualified · 89148

View Regency at Summerlin →

IN THE CLIFFS

Onyx Point

$1,925,000–$4,875,000 listed

Gated · 89148

View Onyx Point →

IN THE CLIFFS

Granite Heights

$1,600,000–$2,399,000 listed

Gated · 89135

View Granite Heights →

ALL VILLAGES

Summerlin

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Every Summerlin village

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A–Z INDEX

Which The Cliffs Neighborhoods Can You Explore A–Z?

The Cliffs’ neighborhoods in both ZIP codes, plus the Summerlin villages around it.

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KEEP LEARNING

What Else Should You Read About The Cliffs, Summerlin?

Guides for the research that usually comes next — the wider Las Vegas market, how Summerlin compares with Henderson, and every Summerlin village on one page.

MARKET GUIDE

Las Vegas Housing Market 2026

The citywide playbook — pricing, inventory, rates, and where valley momentum is this year.

Read →

LUXURY COMPARISON

Summerlin vs Henderson Luxury Homes

How the valley's two premium poles compare — context for The Cliffs' gated neighborhoods.

Read →

COMMUNITY HUB

Summerlin Community Hub

All Summerlin villages, master plan data and side-by-side comparisons in one place.

Read →

Sources & Methodology

Where Does This The Cliffs Data Come From?

Village facts come from Howard Hughes, the master developer; listings and closings from GLVAR MLS records; area figures from the Census. The Cliffs spans two ZIP codes that each cover far more than the village, so every figure is labeled with its area and date. Follow any link below to verify a figure.

  1. Howard Hughes — Summerlin history — The Cliffs: development began 2015, just over 418 acres, southernmost village; Faiss MS (2007), Cowabunga Canyon, formerly Wet ’n’ Wild (2013), Aquatic Springs (2016), Shelley Berkley ES (2017). summerlin.com
  2. Howard Hughes — Summerlin defined by boundaries, not ZIP codes (March 16, 2019) — Terra Luna, Jade Ridge and Onyx Point fall outside 89135, on the western edge of 89148; Onyx Point gated. summerlin.com
  3. Howard Hughes — The Cliffs neighborhoods (May 30, 2020) — Builders and neighborhoods; “rugged contemporary” style; Oak Leaf Park; water parks. summerlin.com
  4. Howard Hughes — Four neighborhoods remain in The Cliffs (January 28, 2021) — “The Cliffs opened in 2015”; Nova Ridge and Terra Luna gated; Regency age-qualified. summerlin.com
  5. Howard Hughes — Toll Brothers neighborhoods (July 28, 2021) — Regency: 55-plus, staff-gated, clubhouse of more than 16,000 square feet. summerlin.com
  6. Howard Hughes — actively selling villages — Villages with new homes for sale, read September 30, 2026; The Cliffs is not among them. summerlin.com
  7. GLVAR MLS records via NREG (Repliers) — The Cliffs’ plats in 89135 and 89148: active listings on September 29, 2026 and closings from September 2025 through August 2026; ZIP 89135 median list price, days on market and active count. NREG search
  8. U.S. Census Bureau — ZIPs 89135 and 89148 and Clark County population, owner-occupied homes and median value (ACS 2020–2024 5-year); 2010 and 2020 decennial counts. data.census.gov
  9. Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on a primary residence, which the owner must claim. leg.state.nv.us
  10. Bureau of Land Management — Red Rock Canyon National Conservation Area: Nevada’s first NCA, 13-mile scenic drive, location and timed entry. blm.gov
  11. OpenStreetMap contributors (ODbL), Geofabrik extract — Road data for NREG’s free-flow drive-time model, run from the middle of The Cliffs on October 26, 2026. openstreetmap.org/copyright
  12. Clark County School District and Nevada Report Card — Address-level school zoning search and state school data. ccsd.net

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: November 2026 · Next update: November 15

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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