Larger Gated Homes Next Door
- Oluna by Lennar: four-bedroom, two-story plans of 3,290–3,800 sq ft (Howard Hughes, 2017)
- MLS plat Village 16A Parcel D, ZIP 89135
- None listed on Sept 29, 2026
- 8 closings, $1,420,000 median, Sept 2025–Aug 2026
The Cliffs, Summerlin
Vistara at The Cliffs Homes For Sale
Nevada's #1 team for Vistara at The Cliffs real estate. Pulte's gated neighborhood of one- and two-story homes, the second to open in Summerlin's southernmost village — 3 homes listed from $899,000 to $975,000 on September 29, 2026.
Where Can I Find Vistara at The Cliffs Homes for Sale?
The MLS files Vistara’s homes under the plat “Village 16A-Parcel C,” and the grid below shows that plat only. It held 3 homes from $899,000 to $975,000 on September 29, 2026, and recorded 7 closings from September 2025 through August 2026 at an $875,000 median, per NREG’s analysis of Las Vegas REALTORS MLS data (Vistara’s plat, ZIP 89135). When the plat has no listing, the grid shows other active homes in ZIP 89135 and labels them as outside Vistara.
Homes for sale in ZIP 89135 near Vistara at The Cliffs
- 3597 Fair Bluff Street, Las Vegas 89135 — $1,150,000 · 5 bd · 3 ba · 3,382 sq ft · Courtesy of Rustic Properties
- 2717 Grande Valley Drive, Las Vegas 89135 — $609,999 · 3 bd · 2 ba · 1,723 sq ft · Courtesy of HomeSmart Encore
- 52 Soaring Bird Court, Las Vegas 89135 — $6,999,000 · 5 bd · 7.5 ba · 6,502 sq ft · Coming Soon · Courtesy of BHHS Nevada Properties
- 38 Skybird Court, Las Vegas 89135 — $9,500,000 · 5 bd · 6.5 ba · 9,131 sq ft · Courtesy of Simply Vegas
- 1 Moonfire Drive, Las Vegas 89135 — $2,445,000 · 4 bd · 4.5 ba · 4,172 sq ft · Courtesy of Keller Williams Realty Las Veg
- 5555 Alden Bend Drive, Las Vegas 89135 — $649,900 · 3 bd · 2.5 ba · 1,964 sq ft · Courtesy of Wedgewood Homes Realty, LLC
- 33 Sun Glow Lane, Las Vegas 89135 — $4,750,000 · 4 bd · 4.5 ba · 4,228 sq ft · Courtesy of Simply Vegas
- 11321 Golden Chestnut Place, Las Vegas 89135 — $3,675,000 · 4 bd · 4.5 ba · 3,823 sq ft · Courtesy of GDK Realty
- 10290 Turia Gardens Road, Las Vegas 89135 — $699,500 · 4 bd · 3 ba · 2,550 sq ft · Courtesy of Coldwell Banker Premier
- 10907 Rossa Peak Avenue, Las Vegas 89135 — $3,399,999 · 4 bd · 3.5 ba · 3,745 sq ft · Courtesy of Luxury Estates International
- 6865 Stellar Wind Street, Las Vegas 89135 — $1,775,000 · 4 bd · 3.5 ba · 3,158 sq ft · Courtesy of Listing Haven
- 2690 Grassy Spring Place, Las Vegas 89135 — $3,699,999 · 4 bd · 4.5 ba · 4,200 sq ft · Courtesy of Galindo Group Real Estate
- 11151 Golden Aster Avenue, Las Vegas 89135 — $1,100,000 · 3 bd · 2 ba · 2,229 sq ft · Courtesy of Innovative Real Estate Strateg
- 4952 Rivedro Street, Las Vegas 89135 — $439,850 · 2 bd · 2 ba · 1,277 sq ft · Courtesy of eXp Realty
- 3074 Soft Horizon Way, Las Vegas 89135 — $1,799,991 · 3 bd · 2.5 ba · 2,160 sq ft · Courtesy of Boeckle & Co.
- 4568 Atlantico Street, Las Vegas 89135 — $828,000 · 2 bd · 2 ba · 1,719 sq ft · Courtesy of Titon Realty
- 10265 Premia Place, Las Vegas 89135 — $545,000 · 2 bd · 2 ba · 1,370 sq ft · Courtesy of Keller Williams MarketPlace
- 10551 Mandarino Avenue, Las Vegas 89135 — $799,999 · 2 bd · 2.5 ba · 2,084 sq ft · Active Under Contract · Courtesy of Simply Vegas
- 11468 Snow Creek Avenue, Las Vegas 89135 — $2,098,000 · 4 bd · 3.5 ba · 2,508 sq ft · Courtesy of Galindo Group Real Estate
- 10446 Calico Pines Avenue, Las Vegas 89135 — $550,000 · 3 bd · 2.5 ba · 2,062 sq ft · Courtesy of Kim's Realty Solutions
- 1963 Orchard Mist Court, Las Vegas 89135 — $1,699,999 · 4 bd · 2.5 ba · 4,107 sq ft · Courtesy of Real Broker LLC
- 6480 Farness Street, Las Vegas 89135 — $2,100,000 · 4 bd · 4.5 ba · 3,117 sq ft · Courtesy of eXp Realty
- 10958 Zancada Court Court, Las Vegas 89135 — $899,900 · 3 bd · 3.5 ba · 2,500 sq ft · Coming Soon · Courtesy of Equity Union Real Estate
- 5917 Heaven View Drive, Las Vegas 89135 — $1,400,000 · 5 bd · 4.5 ba · 3,461 sq ft · Courtesy of Real Broker LLC
Homes for rent in ZIP 89135 near Vistara at The Cliffs
- 10325 WHISPY WILLOW Way, Las Vegas 89135 — $2,200/month · 3 bd · 2 ba · 1,841 sq ft · Courtesy of Monarch Property Management &
- 10381 Walking View Court, Las Vegas 89135 — $2,900/month · 4 bd · 3 ba · 2,756 sq ft · Courtesy of Faranesh Real Estate
- 2794 Glen Port Street, Las Vegas 89135 — $4,055/month · 4 bd · 3.5 ba · 2,550 sq ft · Courtesy of Signature Real Estate Group
- 1153 Notch Peak Street, Unit 102, Las Vegas 89135 — $3,000/month · 3 bd · 2.5 ba · 1,639 sq ft · Courtesy of Dara Realty Group
- 5245 Fading Sunset Drive, Las Vegas 89135 — $12,000/month · 5 bd · 5.5 ba · 4,725 sq ft · Active Under Contract · Courtesy of Realty ONE Group, Inc
- 11118 Rossa Peak Avenue, Las Vegas 89135 — $25,500/month · 4 bd · 4.5 ba · 3,951 sq ft · Courtesy of BHHS Nevada Properties
- 2253 Aragon Canyon Street, Las Vegas 89135 — $2,975/month · 3 bd · 2.5 ba · 1,816 sq ft · Courtesy of NV Superior Properties
- 10766 Royal Jasmine Lane, Las Vegas 89135 — $2,500/month · 4 bd · 2.5 ba · 2,313 sq ft · Courtesy of AMaxima Realty and Property Ma
- 5434 Fawn Chase Way, Las Vegas 89135 — $3,895/month · 4 bd · 2.5 ba · 2,593 sq ft · Courtesy of Keller Williams MarketPlace
- 11241 Lompoc Court, Las Vegas 89135 — $2,330/month · 3 bd · 2.5 ba · 1,616 sq ft · Courtesy of NVWM Realty
- 10279 Queensbury Avenue, Las Vegas 89135 — $2,750/month · 3 bd · 2 ba · 1,994 sq ft · Courtesy of Realty 360
- 10171 Songsparrow Court, Las Vegas 89135 — $2,799/month · 3 bd · 2 ba · 1,610 sq ft · Courtesy of Precision Realty
- 20 Garden Rain Drive, Las Vegas 89135 — $9,000/month · 3 bd · 3.5 ba · 3,562 sq ft · Courtesy of BHHS Nevada Properties
- 2646 GOOD FELLOWS Street, Las Vegas 89135 — $1,800/month · 3 bd · 2.5 ba · 1,178 sq ft · Courtesy of NVWM Realty
- 10277 Green Ember Drive, Las Vegas 89135 — $8,723/month · 4 bd · 4 ba · 3,880 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 10219 EARLY MORNING Avenue, Las Vegas 89135 — $2,400/month · 3 bd · 2 ba · 1,833 sq ft · Courtesy of LA Real Estate Group
- 10567 Tranquil Glade Lane, Las Vegas 89135 — $2,650/month · 3 bd · 2.5 ba · 2,177 sq ft · Courtesy of Vegas Pro Realty LLC
- 1170 Prospering Creek Street, Las Vegas 89135 — $2,300/month · 3 bd · 2 ba · 1,495 sq ft · Courtesy of Rentmax Property Management
- 5687 Shadow Bend Drive, Las Vegas 89135 — $2,999/month · 4 bd · 3.5 ba · 2,586 sq ft · Courtesy of RE/MAX Legacy
- 11468 Snow Creek Avenue, Las Vegas 89135 — $13,999/month · 4 bd · 3.5 ba · 2,508 sq ft · Courtesy of Galindo Group Real Estate
- 10313 Bayhead Beach Avenue, Las Vegas 89135 — $2,387/month · 3 bd · 2.5 ba · 1,878 sq ft · Courtesy of Hive Real Estate Group
- 11631 Suburban Road, Las Vegas 89135 — $3,247/month · 4 bd · 3 ba · 3,126 sq ft · Courtesy of Keller Williams MarketPlace
- 5053 Slatestone Street, Las Vegas 89135 — $8,560/month · 5 bd · 5.5 ba · 4,650 sq ft · Courtesy of Century 21 1st Priority Realty
- 2256 Aragon Canyon Street, Las Vegas 89135 — $3,800/month · 3 bd · 2.5 ba · 1,610 sq ft · Courtesy of Legacy Real Estate Group
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 5:34 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP 89135)
$920K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
VISTARA LISTINGS, SEPT 29, 2026
3 · $899K–$975K
GLVAR MLS, plat Village 16A-Parcel C
VISTARA CLOSINGS, SEPT 2025–AUG 2026
7 · $875K median
GLVAR MLS, plat Village 16A-Parcel C
MEDIAN DAYS ON MARKET (ZIP 89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 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 Vistara at The Cliffs at a Glance?
Vistara is Pulte’s gated neighborhood of one- and two-story homes in The Cliffs, Summerlin’s southernmost village — the second neighborhood to open there, in 2016, per the Summerlin feature in the Las Vegas Review-Journal (August 14, 2016). Its MLS plat held 3 homes from $899,000 to $975,000 on September 29, 2026 and recorded 7 closings at an $875,000 median from September 2025 through August 2026, per NREG’s analysis of Las Vegas REALTORS MLS data (Vistara’s plat, ZIP 89135).
- Pulte’s plans: six single- and two-story designs of 2,156 to 2,599 square feet, with two to five bedrooms and a first-floor primary bedroom (2016).
- Gated: Howard Hughes called Vistara gated in 2016 and 2018, and listing remarks still do; confirm access terms in the resale package.
- MLS name: its homes are filed under the plat “Village 16A-Parcel C” in ZIP 89135, just north of Oluna.
- Resale only: only a handful of new Vistara homes remained in March 2018, and The Cliffs is not on Summerlin’s actively selling list.
- Do your homework: confirm the school assignment with CCSD, every association’s dues, and the floor plan — listed homes run 2,564 to 3,105 square feet.
Last updated September 2026 · Sources: Las Vegas Review-Journal (2016), Howard Hughes (Pulte in Summerlin, 2018), NREG’s MLS analysis (ZIP 89135)
PRICE DISTRIBUTION
How Many Vistara Homes Are Listed in Each Price Range?
These cards count Vistara’s plat only — the same filter as the grid and NREG’s analysis of Las Vegas REALTORS MLS data (Vistara’s plat, ZIP 89135). On September 29, 2026 its 3 homes listed from $899,000 to $975,000; its 7 closings from September 2025 through August 2026 had an $875,000 median.
Browse Vistara at The Cliffs Listings
How Can You Find a Vistara Home by Neighborhood & Price?
The directory links below use the grid’s filter — Vistara’s MLS plat in ZIP 89135 — with live counts from NREG’s analysis of Las Vegas REALTORS MLS data (Vistara’s plat, ZIP 89135). The cards link to the other Cliffs neighborhoods’ own pages.
Which Cliffs Neighborhoods Are Near Vistara?
Neighboring Cliffs neighborhoods with their September 29, 2026 listings (GLVAR MLS). Each links to its own page.
Gated · Lennar · 89135
Oluna
Gated · Toll Brothers · 89135Ironwood
Gated · Toll Brothers · 89135Granite Heights
Gated · Pardee · 89135Nova Ridge
Age-Qualified · Staff-Gated · Toll Brothers · 89148Regency (55+)
Gated · Taylor Morrison · 89148Jade Ridge
Gated · Richmond American · 89148Onyx Point
Parent village · 89135 and 89148The Cliffs (village overview)
By Price Range (Vistara’s plat)
All Listings (Vistara’s plat)
338 active listings across ZIP 89135 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Vistara Listings First?
Alerts by neighborhood, price and bedrooms — no spam, unsubscribe anytime. Vistara had 3 homes listed on September 29, 2026 and 7 closings in the 12 months to August 2026, so an alert is the practical way to see each one as it lists.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Vistara at The Cliffs, Summerlin?
The Answer
Vistara is a gated neighborhood of Pulte homes in The Cliffs, a village laid out on terraced ground with views of the valley and the Strip to the east and the Spring Mountains to the west, per the Summerlin feature in the Las Vegas Review-Journal (August 14, 2016). Around it, the village has Oak Leaf Park, Faiss Middle School, Shelley Berkley Elementary School and the county’s Aquatic Springs indoor pool.
What is Vistara at The Cliffs known for?
Being one of the village’s first neighborhoods. Vistara was the second to open in The Cliffs, in 2016, and its Pulte plans run 2,156 to 2,599 square feet in the “rugged contemporary” style Howard Hughes set for the village, with covered patios and balconies, multipanel sliders and outdoor fireplaces offered to join indoor and outdoor space.
What are Vistara homes like inside?
Pulte offered two to five bedrooms with a first-floor primary bedroom and 2½ to 4½ baths, plus tankless water heaters, Energy Star appliances, low-E windows and high-SEER air conditioning, per the 2016 Summerlin feature. Homes listed in September 2026 recorded 2,564 to 3,105 square feet in the MLS, so check each home’s plan and any changes.
What amenities are near Vistara?
Inside The Cliffs village, per Howard Hughes: Oak Leaf Park (more than five acres, with four pickleball courts, two shaded playgrounds, a climbing tower, picnic pavilions and a demonstration garden), Faiss Park with the county’s Aquatic Springs indoor pool, and Cowabunga Canyon water park, which opened in 2013 as Wet ’n’ Wild.
Location
Where Is Vistara at The Cliffs
Vistara is in the ZIP 89135 part of The Cliffs, Summerlin’s southernmost village, which Howard Hughes placed south of West Russell Road; Oluna is just south of it. The MLS files it as the plat “Village 16A-Parcel C,” with listings on Kesington Drive and Andezano Drive. It is in unincorporated Clark County with Las Vegas mailing addresses. Howard Hughes puts the whole 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 Vistara (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
19–25
Min
Vistara at The Cliffs
At a Glance$920,000
Median List Price (ZIP 89135)
3 · $899,000–$975,000
Listed on Vistara’s plat (Sept 29, 2026)
7 · $875,000 median
Vistara closings, Sept 2025–Aug 2026
42
Median Days on Market (ZIP 89135)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
- Setting
- Gated neighborhood in The Cliffs village (Howard Hughes)
- Builder
- Pulte Homes (opened 2016)
- Original plans
- Six designs, 2,156–2,599 sq ft, one- and two-story
- Bedrooms / baths
- 2–5 bedrooms · 2½–4½ baths
- Listed homes built
- 2017–2018 (Sept 29, 2026 listings)
- MLS plat
- Village 16A-Parcel C
- ZIP code
- 89135
- Jurisdiction
- Unincorporated Clark County
- Schools in the village
- Faiss MS, Shelley Berkley ES (CCSD)
- HOA
- See the resale package for every association
Quick Answer
What is Vistara at The Cliffs?
Pulte’s gated neighborhood in The Cliffs, Summerlin’s southernmost village and the second neighborhood to open there, in 2016: six single- and two-story designs of 2,156 to 2,599 square feet. It is in ZIP 89135, and the MLS files it as Village 16A-Parcel C. Every home is now a resale.
Census Housing Data / Vistara at The Cliffs
What Does the Census Show About Housing in Vistara at The Cliffs?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Vistara at The Cliffs and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
32,524
vs Clark Co 2,329,548
71%
vs Clark Co 58%
$689,300
vs Clark Co $431,000
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for ZIP 89135 and Clark County (Vistara is not tabulated separately) · Updated
POPULATION & GROWTH
How Fast Is the Vistara Area Growing?
Howard Hughes began developing The Cliffs in 2015, and Vistara opened in 2016 as its second neighborhood. ZIP 89135, which holds Vistara, grew from 24,144 residents in the 2010 Census to 31,763 in 2020.
32,524ZIP 89135 residents (ACS 2020–24)
2016Vistara opened (Pulte)
+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 Vistara was not among the four Cliffs neighborhoods Howard Hughes listed as still selling in January 2021, so new supply here comes from resales.
Sources: U.S. Census Bureau and Summerlin’s actively selling villages. ZIP 89135 figures shown because the Census does not tabulate the neighborhood 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.
42
MEDIAN DAYS ON MARKET (ZIP 89135) · OCT 30, 2026
$920K
MEDIAN LIST PRICE (ZIP 89135) · OCT 30, 2026
$875K
VISTARA MEDIAN CLOSING, SEPT 2025–AUG 2026
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Cliffs Summerlin specialist.
Market Competitiveness
How competitive is the Vistara market right now?
ZIP 89135 homes spent a median 38 days on market in NREG’s analysis of Las Vegas REALTORS MLS sold data, September 2026. Vistara itself trades in small numbers: 7 closings over the 12 months to August 2026 and 3 homes listed on September 29, 2026.
- 38 daysZIP 89135 median DOM (sold, September 2026)
- $920KMedian list price, ZIP 89135
- 7Vistara closings, Sept 2025–Aug 2026
- 3Vistara homes listed, Sept 29, 2026
Before You Buy
What Should You Compare Before Buying in Vistara at The Cliffs?
Vistara’s homes share one builder and a set of six original designs, so the comparison is between individual homes — plan, lot, upgrades and changes since 2017 — and against the other Cliffs neighborhoods.
Which Nearby 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
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
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 Fit For
- A gated home under $1 million — Vistara’s 3 listings on September 29, 2026 ran from $899,000 to $975,000.
- One- or two-story choice — Pulte’s six original designs included both, with a first-floor primary bedroom.
- More space nearby — Oluna by Lennar, just south, has four-bedroom plans of 3,290 to 3,800 square feet.
- Single-story living in a larger home — Granite Heights and Ironwood by Toll Brothers are gated and listed from $1,199,000 on September 29, 2026.
Ready to explore homes in Vistara at The Cliffs? We can tour the listed homes and pull recent Vistara sales by floor plan.
Start Your Home SearchPros
- Pulte one- and two-story designs of 2,156–2,599 sq ft with a first-floor primary bedroom (Howard Hughes)
- Gated neighborhood (Howard Hughes, 2016 and 2018; listing remarks)
- Oak Leaf Park, the Aquatic Springs indoor pool and two CCSD campuses in the village (Howard Hughes)
- Zero Nevada state income tax and a 3% primary-residence property-tax cap once claimed under NRS 361.4723
Honest Considerations
- Few listings at a time — 3 on September 29, 2026, and 7 closings in the 12 months to August 2026
- A loan above the $832,750 conforming limit (FHFA, 2026) is a jumbo loan — on a $975,000 home, staying under it takes about 14.6% down
- No builder is selling new homes in The Cliffs (Summerlin’s actively selling villages, September 30, 2026) — every home is a resale
- Searching “Vistara” in the MLS also finds Vistara at Pebble Canyon in Henderson — search by the plat, Village 16A-Parcel C
Neighborhood Comparison
How Does Vistara Compare With Its Cliffs Neighbors?
Vistara and the other Cliffs plats in ZIP 89135, side by side: homes listed on September 29, 2026 and closings from September 2025 through August 2026, from NREG’s analysis of Las Vegas REALTORS MLS data (Vistara’s plat, ZIP 89135). Samples are small — a single sale moves a median.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Vistara (Parcel C) | $875,000 (7 sales) | n/a* | n/a* | 3 | Gated · Pulte · One- and two-story |
| Oluna (Parcel D) | $1,420,000 (8 sales) | n/a* | n/a* | 0 | Gated · Lennar · Four bedrooms |
| Granite Heights & Ironwood (Parcels A, B) | $1.3M–$2.15M (main plat medians) | n/a* | n/a* | 6 | Gated · Toll Brothers |
| Nova Ridge (Parcels F & G) | $1.77M–$1.85M (plat medians, 8 sales) | n/a* | n/a* | 2 | Gated · Contemporary |
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 and listing remarks. $/sq ft and days on market are not calculated for these small samples.
Neighborhood Detail
What's Inside Vistara and Its Neighbors?
Submarket 1
Vistara (Parcel C)
Pulte’s gated neighborhood, MLS plat Village 16A-Parcel C: six single- and two-story designs of 2,156–2,599 square feet, opened in 2016 as the second neighborhood in The Cliffs, per Howard Hughes. Listed at $899,000 to $975,000 on September 29, 2026.
Browse Vistara (Parcel C) homes →$875KMedian Price
n/a*Days on Market
3Active Listings
n/a*Price / Sq Ft
Submarket 2
Oluna (Parcel D)
Lennar’s gated neighborhood just south of Vistara, MLS plat Summerlin Village 16A Parcel D Jade Ridge: four two-story plans of 3,290–3,800 square feet, models opened July 2017, per Howard Hughes. None listed on September 29, 2026.
Browse Oluna (Parcel D) homes →$1.42MMedian Price
n/a*Days on Market
0Active Listings
n/a*Price / Sq Ft
Submarket 3
Granite Heights & Ironwood (Parcels A, B)
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). Listed at $1,199,000 to $2,399,000 on September 29, 2026.
Browse Granite Heights & Ironwood (Parcels A, B) homes →$1.3M–$2.15MMedian Price
n/a*Days on Market
6Active Listings
n/a*Price / Sq Ft
Submarket 4
Nova Ridge (Parcels F & G)
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 (Parcels F & G) homes →$1.77M–$1.85MMedian Price
n/a*Days on Market
2Active Listings
n/a*Price / Sq Ft
Submarket 5
Vistara — Neighborhood Facts
Vistara opened in 2016 as the second neighborhood in The Cliffs, after Toll Brothers’ Regency. By March 2018 only a handful of new homes remained, per Howard Hughes; homes listed in September 2026 were built in 2017 and 2018.
Browse Vistara — Neighborhood Facts homes →2016Opened
6Original designs
3Listed, Sept 29, 2026
7Closings, 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 Does Vistara Fit Into ZIP 89135?
ZIP 89135 covers most of Summerlin South, so its median says little about Vistara. The rows below separate the ZIP benchmark from Vistara and the other Cliffs plats in the ZIP.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | ZIP 89135 overall — most of Summerlin South | $885,000 median list (Sept 30, 2026) | — | 38 (ZIP, Sept 30, 2026) | 333 (ZIP, Sept 30, 2026) | n/a* |
| 89135 | Vistara — plat Village 16A-Parcel C (this page’s grid) | $875,000 median closing (7 sales) | n/a* | n/a* | 3 (Sept 29, 2026) | n/a* |
| 89135 | Oluna — plat Summerlin Village 16A Parcel D Jade Ridge | $1,420,000 median closing (8 sales) | n/a* | n/a* | 0 (Sept 29, 2026) | n/a* |
| 89135 | All Cliffs plats in 89135 (MLS “Village 16A”) | $0.9M–$2.4M listed | n/a* | n/a* | 11 (Sept 29, 2026) | n/a* |
Source: NREG’s MLS analysis (ZIP 89135 median, days on market and active count as rendered September 30, 2026) and GLVAR MLS listings on September 29, 2026 and closings September 2025–August 2026 for each plat. *$/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 Vistara at The Cliffs?
Pulte Homes built every Vistara home. No builder is selling new homes in The Cliffs today — it is not on Summerlin’s list of actively selling villages (checked September 30, 2026) — so these are the builders behind Vistara and its nearest neighbors.
Vistara (all homes)
Pulte Homes
Opened 2016 as the second Cliffs neighborhood; six single- and two-story designs of 2,156–2,599 sq ft (Howard Hughes)
Oluna (just south)
Lennar
Gated; four two-story plans of 3,290–3,800 sq ft, models opened July 2017 (Howard Hughes)
Ironwood, Granite Heights, Regency
Toll Brothers
Regency is age-qualified and staff-gated; Granite Heights and Ironwood are gated (Howard Hughes; MLS remarks)
Outdoor Recreation
What Outdoor Amenities Are Near Vistara at The Cliffs?
The Cliffs village has its own parks and two water facilities, 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 Vistara by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026).
IN THE VILLAGE
Oak Leaf Park
More than 5 acresPickleball · Playgrounds · Climbing towerVillage park
The Cliffs’ central community park, per Howard Hughes: four pickleball courts, two shaded playgrounds, a climbing tower, a central lawn, shaded picnic pavilions 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 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 (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 Vistara Lifestyle
What Does a Weekend in Vistara at The Cliffs 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 from Vistara without traffic.
2016Vistara opened (Howard Hughes)
6Original Pulte designs
418Acres in The Cliffs village (Howard Hughes)
13Miles of Red Rock scenic drive (BLM)
THIS WEEKEND'S OPEN HOUSES
Can You Tour Vistara at The Cliffs Homes This Weekend?
Open houses in Vistara are resale listings, scheduled by each listing agent, and because Vistara is gated a showing needs an appointment. Set an alert to hear when one opens, or ask us to arrange a private showing.
Planning a move
What Should I Verify Before Moving to Vistara at The Cliffs?
Budget around the specific home, not a community average. Before you compare the cost of a move to Vistara at The Cliffs, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Vistara at The Cliffs Area Economy?
Vistara is a residential neighborhood; 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
11–17 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 Vistara
- Downtown SummerlinSummerlin’s retail, office and entertainment district, about 6.2 miles and 9 to 12 minutes north
- Summerlin Hospital Medical CenterWest-valley hospital campus, about 7.6 miles and 11 to 17 minutes north without traffic
- Las Vegas Strip resort corridorThe metro’s hospitality and entertainment employment core, about 10.7 miles and 15 to 20 minutes east (Bellagio)
- Clark County School DistrictFaiss Middle School and Shelley Berkley Elementary School are in The Cliffs 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 Vistara, October 26, 2026; no traffic.
COMMUNITY COMPARISON
How Does Vistara Compare to Oluna and The Cliffs Overall?
Vistara, its neighbor Oluna and all of The Cliffs’ 89135 plats on the same dates: GLVAR MLS listings on September 29, 2026 and closings from September 2025 through August 2026, plus the neighborhood facts Howard Hughes publishes.
| Metric | Vistara | Oluna | The Cliffs (89135 plats) |
|---|---|---|---|
| MLS plat | Village 16A-Parcel C | Village 16A Parcel D Jade Ridge | Village 16A (all parcels) |
| Builder | Pulte Homes | Lennar | Toll Brothers, Pulte, Lennar, Pardee |
| Original plans | 2,156–2,599 sq ft, one- and two-story | 3,290–3,800 sq ft, two-story | Varies by neighborhood |
| Listed Sept 29, 2026 | 3 ($899,000–$975,000) | 0 | 11 |
| Closings, Sept 2025–Aug 2026 | 7 ($875,000 median) | 8 ($1,420,000 median) | 40 |
| Gated | Yes (Howard Hughes) | Yes (Howard Hughes) | Most neighborhoods |
| Opened | 2016 | 2017 (models) | Development began 2015 |
Sources: GLVAR MLS records via NREG’s MLS analysis (listings 2026-09-29; closings pulled 2026-09-29) and Howard Hughes (Vistara 2016–2018, Oluna 2017–2018, The Cliffs history). The Cliffs’ 89135 figures include Vistara and Oluna. Last updated September 2026.
Cost of Ownership
What Will Vistara 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 Vistara Payment
$6,359
Illustrative Monthly Payment
- Principal & Interest$5,239
- Property Tax$442
- Insurance$150
- HOA$200
- PMI$328
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 Vistara at The Cliffs?
Vistara is near the southern edge of Summerlin. 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 Vistara 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 Vistara at The Cliffs
- 9–12 minDowntown Summerlin6.2 mi via Town Center Dr and the 215
- 11–17 minSummerlin Hospital Medical Center7.6 mi via Hualapai Way
- 15–20 minLas Vegas Strip (Bellagio)10.7 mi via Russell Rd and I-15
- 16–20 minHarry Reid Intl Airport (Terminal 1)12.9 mi via Sunset Rd and the 215
- 17–23 minRed Rock Canyon Visitor Center12.4 mi via the 215 and Charleston Blvd (SR-159)
- 19–25 minDowntown Las Vegas (Fremont Street)15.7 mi via Russell Rd, I-15 and US-95
Transportation Options
Drive times are free-flow ranges (no live traffic) from our road model on OpenStreetMap data, run October 26, 2026 from the middle of Vistara (36.0783, -115.3165): 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 Vistara at 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 Vistara at The Cliffs?
That depends on the loan. FHFA’s 2026 conforming loan limit for a one-unit home is $832,750; a larger loan is a jumbo loan, with its own down-payment and reserve rules. On Vistara’s September 29, 2026 list prices, a conforming loan takes about 7.4% down at $899,000 and about 14.6% down at $975,000. VA loans allow 0% down for eligible borrowers.
Vistara at The Cliffs FAQ — 17 Answers
What Do Vistara at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat do homes in Vistara at The Cliffs cost?
Three Vistara homes were listed on September 29, 2026, at $899,000, $899,000 and $975,000, and its MLS plat recorded 7 closings from September 2025 through August 2026 at an $875,000 median, per NREG’s analysis of Las Vegas REALTORS MLS data. ZIP 89135 as a whole — most of Summerlin South, a far wider area than Vistara — had a $920,000 median list price and 42 median days on market in NREG’s latest pull.
Who built Vistara at The Cliffs, and what are the homes like?
Pulte Homes. Vistara opened in 2016 as the second neighborhood in The Cliffs, after Regency, with six single- and two-story designs of 2,156 to 2,599 square feet — two to five bedrooms, a first-floor primary bedroom and 2½ to 4½ baths — per the Summerlin feature in the Las Vegas Review-Journal. Options included covered patios and balconies, multipanel sliders and outdoor fireplaces and barbecues.
Is Vistara at The Cliffs gated?
Yes. Howard Hughes described Vistara as a gated neighborhood in 2016 and again in 2018, and current listing remarks call it a gated community. We have found no record of a staffed guard gate. Confirm the gate, access and guest arrangements for a specific home in the association’s resale documents.
What ZIP code is Vistara at The Cliffs in?
89135. Vistara’s listings are on streets such as Kesington Drive and Andezano Drive, in unincorporated Clark County with Las Vegas mailing addresses, per the Census Bureau’s geocoder. The Cliffs village spans ZIPs 89135 and 89148; Vistara is in the 89135 part, just north of Oluna.
What is Vistara called in the MLS?
The plat “Village 16A-Parcel C,” in ZIP 89135. Listing remarks on that plat describe a gated hillside community by Pulte Homes in The Cliffs, and Vistara is the Pulte neighborhood Howard Hughes names in the village. Searching the MLS by the plat name finds Vistara’s homes; searching “Vistara” may also turn up Vistara at Pebble Canyon, an unrelated plat in Henderson.
Are Vistara homes for sale right now?
Three were listed on September 29, 2026 — two at $899,000 and one at $975,000, built in 2017 and 2018, with 2,564 to 3,105 square feet recorded in the MLS. The plat recorded 7 closings in the 12 months to August 2026. The listings grid on this page shows Vistara’s plat only.
Is Vistara at The Cliffs new construction?
No. Howard Hughes reported in March 2018 that only a handful of Vistara homes remained, its January 2021 list of the four Cliffs neighborhoods still selling did not include Vistara, and The Cliffs is not on Summerlin’s list of actively selling villages (checked September 30, 2026). Vistara homes listed in September 2026 were built in 2017 and 2018.
How far is Vistara at The Cliffs from the Strip and the airport?
About 15 to 20 minutes (10.7 miles) to the Bellagio and about 16 to 20 minutes (12.9 miles) to Harry Reid International Airport’s Terminal 1 from the middle of Vistara, by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026). Downtown Summerlin is about 9 to 12 minutes north. Rush hour on the 215 Beltway adds time.
How close is Vistara to Red Rock Canyon?
About 17 to 23 minutes (12.4 miles) to the Red Rock Canyon Visitor Center, by our free-flow road model on OpenStreetMap data, without traffic (October 26, 2026). The Bureau of Land Management puts Red Rock Canyon, Nevada’s first National Conservation Area, 17 miles west of the Strip on Charleston Boulevard/State Route 159, with a 13-mile scenic drive.
What schools serve Vistara at The Cliffs?
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. Howard Hughes lists two CCSD campuses in The Cliffs village — Faiss Middle School (opened 2007) and Shelley Berkley Elementary School (opened 2017) — plus Bishop Gorman High School, a private Catholic school. Being nearby does not make a school the assigned one.
What are HOA fees in Vistara at The Cliffs?
We do not publish a figure because we have not verified one. The resale package for the exact home lists every association that governs it, with current dues, reserves, any special assessments and transfer fees — request it early in escrow.
What are property taxes like in Vistara?
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.
How does Vistara compare with Oluna, its neighbor in The Cliffs?
Both are gated Cliffs neighborhoods in ZIP 89135, filed in the MLS as Village 16A Parcels C (Vistara) and D (Oluna, just south). Vistara is Pulte’s one- and two-story plans of 2,156–2,599 square feet; Oluna is Lennar’s four-bedroom, two-story homes of 3,290–3,800 square feet. From September 2025 through August 2026 Vistara’s plat recorded 7 closings at an $875,000 median and Oluna’s 8 at $1,420,000.
Can Nevada Real Estate Group help me buy or sell in Vistara at 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, including Vistara. Call (702) 637-1759 for recent Vistara sales, a home valuation or a buyer consultation.
What down payment do I need to buy in Vistara at The Cliffs?
That depends on the loan. FHFA’s 2026 conforming loan limit for a one-unit home is $832,750; a larger loan is a jumbo loan, with its own down-payment and reserve rules. On Vistara’s September 29, 2026 list prices, a conforming loan takes about 7.4% down at $899,000 and about 14.6% down at $975,000. VA loans allow 0% down for eligible borrowers.
How long does it take to close on a home in Vistara at 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 Vistara homes sold over the past year?
MLS records show 7 closings on Vistara’s plat from September 2025 through August 2026, at an $875,000 median. That is a small sample — one sale moves the median — so compare recent sales of the same floor plan before making an offer.
Updated October 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
What Else Do People Ask About Vistara at The Cliffs?
Short answers with their sources: MLS records from NREG’s analysis of Las Vegas REALTORS MLS data (Vistara’s plat, ZIP 89135), neighborhood facts from Howard Hughes, and tax law from the Nevada Revised Statutes.
Is Vistara at The Cliffs in Summerlin?
Yes. Howard Hughes, Summerlin’s developer, lists Vistara as Pulte’s neighborhood in The Cliffs, Summerlin’s southernmost village.
Who built Vistara at The Cliffs?
Pulte Homes, which opened it in 2016 as the second neighborhood in The Cliffs; by March 2018 only a handful of new homes remained, per Howard Hughes.
Is Vistara gated?
Yes. Howard Hughes described it as gated in 2016 and 2018, and current listing remarks call it a gated community. Confirm gate and guest-access terms in the resale documents.
What is Vistara called in the MLS?
The plat “Village 16A-Parcel C,” ZIP 89135. Listing remarks on it describe a hillside community by Pulte Homes in The Cliffs.
How big are Vistara homes?
Pulte’s six original designs ran 2,156 to 2,599 square feet with two to five bedrooms, per Howard Hughes; the three homes listed on September 29, 2026 recorded 2,564 to 3,105 square feet in the MLS.
Which schools are near Vistara?
Faiss Middle School (opened 2007) and Shelley Berkley Elementary School (opened 2017), both CCSD, are in The Cliffs village, per Howard Hughes. Assignments go by address — confirm the exact home with CCSD’s zoning search.
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, and its median list price was $920,000 in NREG’s latest MLS pull.
How many Vistara homes sold last year?
7 closings were recorded on Vistara’s MLS plat from September 2025 through August 2026, at an $875,000 median.
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, including Vistara, backed by 9,600+ closed transactions and $4.85B+ in volume since 2011.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Las Vegas, Henderson, Summerlin, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,097+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in Nevada real estate
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Vistara 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 Next to Vistara at The Cliffs?
Vistara’s neighbors in The Cliffs and the village around it, placed by MLS listing locations. Listing figures are GLVAR MLS, September 29, 2026.
PARENT VILLAGE
The Cliffs (village)
$0.9M–$2.4M listed (89135 plats)
Summerlin’s southernmost village
View The Cliffs (village) →More Summerlin communities
- Terra Luna
- The Mesa
- Summerlin South Area
- The Preserve at Summerlin
- Parkside Townhomes
- Bristle Vale
- Bixby Creek
- Skystone
- Cresta Vista
- Mesa Ridge
- Red Rock Country Club
- Caledonia
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Cliffs Neighborhoods Can You Explore A–Z?
The Cliffs’ neighborhoods in both ZIP codes, plus the village overview and the Summerlin hub.
KEEP LEARNING
What Else Should You Read About Vistara at The Cliffs?
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 →VILLAGE GUIDE
The Cliffs, Summerlin
Vistara’s parent village: its neighborhoods, builders, gates and MLS sales in both ZIP codes.
Read →Sources & Methodology
Where Does This Vistara at The Cliffs Data Come From?
Neighborhood facts come from Howard Hughes, Summerlin’s developer, and its feature in the Las Vegas Review-Journal; listings and closings from GLVAR MLS records; area figures from the Census. ZIP 89135 covers far more than Vistara, so every figure is labeled with its area and date. Follow any link below to verify a figure.
- Las Vegas Review-Journal — The Cliffs village welcomes its second neighborhood, Vistara by Pulte Homes (Summerlin feature, August 14, 2016) — Gated; six single- and two-story designs of 2,156–2,599 square feet, two to five bedrooms, first-floor primary bedroom; energy features; Regency was the first neighborhood. reviewjournal.com
- Howard Hughes — Pulte Homes offers diverse array of homes in three Summerlin neighborhoods (March 24, 2018) — The Cliffs lies south of West Russell Road; only a handful of Vistara homes remained; gated; options. summerlin.com
- Howard Hughes — Four neighborhoods remain in The Cliffs (January 28, 2021) — The four Cliffs neighborhoods still selling new homes in 2021; Vistara is not among them. summerlin.com
- Howard Hughes — Summerlin history — The Cliffs: development began 2015, just over 418 acres, southernmost village; Faiss MS (2007), Shelley Berkley ES (2017). summerlin.com
- Howard Hughes — actively selling villages — Villages with new homes for sale, read September 30, 2026; The Cliffs is not among them. summerlin.com
- GLVAR MLS records via NREG (Repliers) — Vistara’s plat (Village 16A-Parcel C) and its neighbors: active listings and remarks on September 29, 2026 and closings September 2025 through August 2026 (September 2025 records were incomplete when pulled); ZIP 89135 median list price, days on market and active count. NREG market report
- U.S. Census Bureau — ZIP 89135 and Clark County population, owner-occupied homes and median value (ACS 2020–2024 5-year); 2010 and 2020 decennial counts; geocoder for Vistara’s streets. data.census.gov
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on a primary residence, which the owner must claim. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area: Nevada’s first NCA, 13-mile scenic drive, location. blm.gov
- OpenStreetMap contributors (ODbL), Geofabrik extract — Road data for NREG’s free-flow drive-time model, run from the middle of Vistara on October 26, 2026. openstreetmap.org/copyright
- 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: October 2026 · Next update: November 15