NEW
$2,495,000
HouseEst. $14,088/mo
4 Beds
5.5 Baths
3,631 Sq. Ft.0.24 Acres
Built in 2024
10766 Agate Cliffs Avenue
Las Vegas, NV, 89135
Summerlin Village 17A Parcel A
The CliffsHomes for Sale · Las Vegas, NV
15New Listings
$2,249,000Median Sale Price
28Avg Days to Close
ZIP: 89135
Type: Master-Planned · Elevated Living
Price Range: $600K–$1.2M
HOA: $125–$300/mo
The Neighborhood
Who Lives in The Cliffs?
An exclusive snapshot benchmarked against Clark County
The Cliffs tracks the metro average for age, with a median of 36, and 43% of households raise children — well above the county's 30%. Owner-occupancy runs at 76%, well above the 57% county average, and median household income ($129K) significantly outpaces the county's $74K. 41% of adults hold a bachelor's degree or higher — well above the 26% county average, with annual turnover (64%) above the county's 41%.
Population
49
vs Clark County aggregate
Median HH Income
$129,492
vs Clark County $74K
Median Age
36
vs Clark County 38
Median Home Value
$563,300
vs Clark County $401K
Owner-Occupied
76%
vs Clark County 57%
Bachelor's+
41%
vs Clark County 26%
Has Children
43%
vs Clark County 30%
Avg HH Size
3.0
vs Clark County 2.7
Annual Turnover
64%
vs Clark County 41%
Density / sq mi
15,340
vs Clark County 291/sq mi
Age distribution in The Cliffs
Family-leaning — 25% of residents are under 18.
Children (0–17)
25%
Young Adults (18–24)
6%
Working Age (25–64)
60%
65 +
8%
When was The Cliffs built?
Peak construction era: 2010s — about 61% of homes.
Before 1970
—
1970s
—
1980s
—
1990s
—
2000s
28%
2010s
61%
2020 +
11%
How much do The Cliffs households earn?
63% of households earn $100K or more annually.
Under $50K
13%
$50K – $100K
25%
$100K – $150K
25%
$150K – $200K
19%
$200K +
19%
How does The Cliffs get to work?
Most common commute: 15 – 29 min (45% of workers).
Commute Time
Transportation Mode
Source American Community Survey 2023 via LiveBy. Benchmarks Clark County aggregate.
Location
Where is The Cliffs?
Summerlin, Las Vegas
~20 min
to the Strip
via Summerlin Pkwy → I-15
~10 min
to Red Rock Canyon
via W Charleston Blvd
~8 min
to Downtown Summerlin
via W Charleston Blvd
~25 min
to Harry Reid Airport
via I-215 South
Which The Cliffs Homes Are for Sale Right Now?
NEWPRICE REDUCED $50k$2,699,888$50kHouseEst. $15,245/mo5 Beds5.5 Baths3,449 Sq. Ft.0.21 AcresBuilt in 202410824 Agate Cliffs AvenueLas Vegas, NV, 89135Summerlin Village 17A Parcel A
NEWPRICE REDUCED $150k$2,349,999$150kHouseEst. $13,269/mo4 Beds5.5 Baths3,418 Sq. Ft.0.21 AcresBuilt in 202510907 Agate Cliffs AvenueLas Vegas, NV, 89135Summerlin Village 17A Parcel A
NEWPRICE REDUCED $148k$2,150,000$148kHouseEst. $12,140/mo4 Beds5.5 Baths3,449 Sq. Ft.0.21 AcresBuilt in 202510865 Agate Cliffs AvenueLas Vegas, NV, 89135Summerlin Village 17A Parcel A
NEW$1,350,000HouseEst. $7,623/mo3 Beds3.5 Baths2,523 Sq. Ft.0.16 AcresBuilt in 201710373 Bressana DriveLas Vegas, NV, 89135Village 16A-Parcel C
NEWPRICE REDUCED $155k$2,695,000$155kHouseEst. $15,217/mo4 Beds5.5 Baths3,240 Sq. Ft.0.19 AcresBuilt in 20196014 Willow Ridge CourtLas Vegas, NV, 89135Summerlin Village 16A Parcel A
Listing data sourced from GLVAR via Repliers IDX. Information deemed reliable but not guaranteed. Updated continuously.
Community Overview
What Is It Like Living in The Cliffs, Las Vegas?
The Cliffs is a master-planned · elevated living in Las Vegas, Nevada (ZIP 89135), established 2003 with 1,800+ homes. Pricing runs $600K–$1.2M with HOA dues of $125–$300/mo, and the community is not guard-gated. The sections below cover current listings, market data, schools, HOA detail, and how The Cliffs compares to its neighbors — all sourced from Las Vegas…
The Cliffs is a master-planned · elevated living community within Summerlin in Las Vegas, Nevada (ZIP 89135), spanning 380 acres, with 1,800+ homes, where home prices range from $600K–$1.2M. The Cliffs is a desirable Summerlin South village known for its elevated position, mountain proximity, and move-up home quality. Developed beginning in 2003 by the Howard Hughes Corporation, The Cliffs was positioned along the western edge of the Summerlin master plan where the valley floor begins to rise toward the Spring Mountains, giving many homes elevated perspectives and views that are uncommon at this price point.
Homes in The Cliffs range from approximately $600,000 for well-maintained single-family homes to around $1.2 million for larger properties on premium lots with upgraded finishes and views. The architectural character reflects the early 2000s shift toward more contemporary Summerlin design — cleaner lines, natural stone accents, and larger windows compared to the Mediterranean-heavy style of the 1990s villages. Home sizes typically range from 2,200 to 4,500 square feet.
The village's western position places it among the closest Summerlin villages to Red Rock Canyon, approximately 10 minutes away via West Charleston Boulevard. Downtown Summerlin is about 8 minutes north, and the community benefits from proximity to the TPC Las Vegas and the Summerlin trail system. The 215 Beltway provides efficient connections to the south side of the valley and Harry Reid Airport.
The Cliffs occupies a sweet spot in the Summerlin market — it delivers elevated living, mountain proximity, and quality construction at price points below the village's guard-gated luxury neighbors like The Ridges and Red Rock Country Club. For move-up buyers who want more home, more views, and more proximity to the outdoor lifestyle without the premium of ultra-luxury communities, The Cliffs is one of the smartest buys in Summerlin South.
The Cliffs At a Glance
Established2003
DeveloperHoward Hughes Corporation
Total Acreage380 acres
Homes1,800+
Median Home Price$2,249,000
ZIP Codes89135
Guard-GatedNo
HOA$125–$300/mo
Ready to explore The Cliffs? Schedule a private tour of the community and the current listings that match your goals.
Call (702) 637-1759Quick Facts
What Should You Know About The Cliffs at a Glance?
- The Cliffs spans 380 acres in Las Vegas, Nevada (ZIP 89135).
- The Cliffs was established in 2003 by Howard Hughes Corporation.
- The Cliffs contains 1,800+ homes with prices ranging from $600K–$1.2M.
- The Cliffs is a master-planned · elevated living community within Summerlin.
- HOA fees in The Cliffs range from $125–$300/mo per month.
- Top-rated schools serving The Cliffs include Sig Rogich Middle School (10/10) and Palo Verde High School (8/10).
- The Cliffs is located ~20 min to the Strip via Summerlin Pkwy → I-15.
Why The Cliffs
What Makes The Cliffs Stand Out?
Elevated Mountain-Adjacent Position
Located along Summerlin's western edge where the valley rises toward the Spring Mountains. Many homes enjoy elevated perspectives and mountain views rare at this price point.
Red Rock Canyon Proximity
One of the closest Summerlin villages to Red Rock Canyon National Conservation Area — approximately 10 minutes by car. Direct trail access for hiking and outdoor recreation.
Move-Up Quality Homes
Well-built homes from 2,200 to 4,500 square feet with early-2000s transitional architecture. Many feature updated kitchens, pools, and spacious floor plans.
Downtown Summerlin Access
Approximately 8 minutes to Downtown Summerlin's 125+ shops, restaurants, Las Vegas Ballpark, and City National Arena.
Trail System Connectivity
Connected to Summerlin's 200+ mile trail network with excellent access to Red Rock-area hiking and biking trails.
Value Below Luxury Neighbors
Premium location and quality at price points significantly below neighboring guard-gated communities like The Ridges and Red Rock Country Club.
Outdoor Amenities
Which Parks and Recreation Serve The Cliffs?
Residents of The Cliffs use The Paseos Linear Park and Red Rock Canyon NCA, among 3+ parks and recreation options nearby. Park access is one of the quiet drivers of resale value in Las Vegas — homes within walking distance of a signature park routinely outperform the community median. The list below maps each option with what it offers.
The Paseos Linear Park
Paseo Hills Dr, Las Vegas, NV 89135
~12 acres- Walking trails
- Desert gardens
- Open space
- Dog-friendly areas
- Shade structures
Red Rock Canyon NCA
1000 Scenic Loop Dr, Las Vegas, NV 89161
195,819 acres- Scenic Loop Drive
- Hiking trails
- Rock climbing
- Visitor center
- Wildlife viewing
Summerlin Trail System
Access points throughout The Cliffs
Connected network- Paved multi-use trails
- Desert landscape
- Connects to Red Rock trails
- Dog-friendly
HOA
What Does the The Cliffs HOA Cost and Cover?
The Cliffs carries HOA dues of $125–$300/mo, covering common-area maintenance and community amenities. Before writing an offer, budget for the dues alongside Nevada's property-tax math — an effective rate near half a percent with the 3% annual cap on primary residences under NRS 361.471 — and request the resale package early; HOA document review is a standard Nevada escrow step.
Fees & Management
Monthly HOA Range$125–$300/mo
Guard-GatedNo
Community TypeMaster-Planned · Elevated Living
HOA fees are subject to change. Verify current fees with the management company before purchase.
What HOA Typically Covers
- Common area landscaping and maintenance
- Community parks and trail maintenance
- Neighborhood street maintenance
- Exterior architectural standards enforcement
- Reserve fund contributions
Education
Which Schools Serve The Cliffs?
School NameGradesRating
West Prep Elementary SchoolK–5
Fertitta Victoria Middle School6–8
College of So NV High School East9–12
College of So NV High School South9–12
College of So NV High School West9–12
Durango High School9–12
Northwest Career-Technical Academy High School9–12
Attendance-zone data via LiveBy + GreatSchools (most recent academic year). Specific zoning varies by street — confirm with CCSD before purchasing.
Common Questions
Frequently Asked Questions About The Cliffs
These are the questions buyers and sellers ask our team most about The Cliffs — pricing, HOA, schools, and timing — answered directly from MLS records, Las Vegas sources, and the transactions Nevada Real Estate Group has closed across the valley. If your question is not covered, call (702) 637-1759 and a specialist will answer it the same day.
Expect $600,000 to $1.2 million. Well-maintained single-family homes open around $600K, while larger properties on premium view lots with upgraded finishes reach roughly $1.2M. Homes run 2,200 to 4,500 square feet with early-2000s transitional architecture, and elevated lots carry meaningful premiums. That's move-up territory below neighboring luxury communities — tell us your budget and view priorities and we'll target the right streets.
No — The Cliffs has no staffed guard gate, though some neighborhoods use key-fob or code-access entries. That's exactly why its pricing stays at $600K–$1.2M while neighboring guard-gated communities command far more: The Ridges starts around $2M and Red Rock Country Club around $1.2M, both minutes away. If staffed security is non-negotiable, we'll show you those; otherwise The Cliffs delivers the location for less.
The Cliffs sits in ZIP code 89135 in Summerlin South, Las Vegas, with prices from $600K to $1.2M. One ZIP means one clean search filter. The area is served by Clark County School District, and Nevada's ownership advantages apply — no state income tax, roughly 0.5–0.75% effective property tax, and the 3% annual cap for primary residences. Set an 89135 alert and we'll layer Cliffs-specific filters.
About 10 minutes by car via West Charleston Boulevard — The Cliffs is one of the closest Summerlin villages to Red Rock Canyon National Conservation Area. The Summerlin trail network also links the village directly toward Red Rock-area hiking and biking. For buyers prioritizing the outdoor lifestyle, that proximity is the village's defining amenity; ask us to prioritize homes nearest the western trail access points.
The Cliffs zones to Clark County School District's Zel & Mary Lowman Elementary (8/10), Sig Rogich Middle (10/10), and Palo Verde High (8/10). Private heavyweights are nearby — The Meadows School (A+), Bishop Gorman (A+), and Faith Lutheran (A) — plus charter Doral Academy Red Rock (9/10). Confirm exact zoning per address before offering; we verify school assignments as part of every Cliffs search.
Budget $125 to $300 per month, combining the Summerlin master association fee with The Cliffs' village sub-association fee. Dues support the trail connectivity, parks, and common-area standards that protect values along Summerlin's western edge. Exact figures vary by neighborhood and product, so request the resale package early in your 30-45 day Nevada escrow and review fees and reserves before contingencies expire.
The Ridges is Summerlin's ultra-luxury guard-gated community starting around $2 million; The Cliffs delivers similar western-edge location, mountain proximity, and views at $600K–$1.2M without staffed gates. If your budget sits under about $1.2M, The Cliffs captures most of the lifestyle for roughly half the entry cost — or less. We routinely tour buyers through both in one afternoon so the trade-offs are concrete.
Development began in 2003, with homes completed through the late 2000s. The architecture marks Summerlin's shift toward contemporary design — cleaner lines, natural stone accents, and larger windows versus the Mediterranean-heavy 1990s villages. Twenty years of maturity means established landscaping plus selective renovation opportunities. We can flag which listings have been updated and which are priced as value-add projects.
It depends on what you value — elevation and views, lot size, school zoning, and home age all vary across the village's 1,800+ homes. The elevated western streets closest to the Spring Mountains command the strongest premiums within the $600K–$1.2M band. Our Nevada Real Estate Group agents who specialize in The Cliffs can walk you through the specific blocks that match your criteria and budget.
The Cliffs is established — built primarily from 2003 through the late 2000s — so expect resale inventory rather than active builder sales. For newer construction at comparable pricing, The Mesa (from $600K) is a nearby Summerlin South village with modern floor plans. Many buyers weigh a renovated Cliffs resale against a newer build nearby. Call (702) 637-1759 and we'll price both options side by side.
Comparisons
Which Communities Near The Cliffs Should You Compare?
CommunityStarting PriceWhy Consider
SummerlinFrom $450KThe broader master-planned community with 20+ villages.→The RidgesFrom $2MSummerlin's ultra-luxury guard-gated community with Bear's Best golf. Adjacent to The Cliffs.→The PaseosFrom $550KAdjacent Summerlin South village with similar pricing and the Paseos Linear Park.→Red Rock Country ClubFrom $1.2MGuard-gated golf community within Summerlin. Two Arnold Palmer courses.→The GardensFrom $450KSummerlin South village with more accessible pricing and established neighborhoods.→The MesaFrom $600KNearby Summerlin South village with newer construction and modern floor plans.→Free · No obligation · (702) 637-1759
Ready to Search The Cliffs Homes for Sale?
The Cliffs homes are selling at a median of about $2,249,000, per Las Vegas REALTORS MLS data via our live feed. That positions the community within the broader Las Vegas market, where selection and pace vary block by block. The listings module above refreshes throughout the day, and our team can pull a same-day comp report for any…
Nevada Real Estate Group is the #1 real estate team in Nevada. Whether you're buying or selling in The Cliffs, let's talk.
Chris Nevada · S.181401
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
info@nevadagroup.com