Families with School-Age Children
- Sig Rogich MS (10/10) — Nevada's top-rated public middle school
- Palo Verde HS (8/10) in the zone
- Fox Hill Park and 150+ miles of trails for active kids
- Quiet, HOA-governed streets with low through-traffic
Summerlin, Las Vegas
Edgestone at The Cliffs Homes For Sale
Nevada's #1 team for Edgestone at The Cliffs real estate. Search desert-contemporary luxury homes in The Cliffs village of Summerlin — Red Rock Canyon views, top-rated schools, and Summerlin's trail network, from $700K to $1.5M.
AREA MEDIAN LIST (89135)
$1.0M
LVR / GLVAR, September 2026
EDGESTONE PRICE RANGE
$700K–$1.5M
Community plan record
HOMES IN EDGESTONE
280+
Community plan record
DAYS ON MARKET (AREA)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Edgestone at The Cliffs at a Glance?
Edgestone at The Cliffs pairs 280+ desert-contemporary homes priced $700K–$1.5M in The Cliffs village of Summerlin (ZIP 89135) with a 42-day area median DOM per Las Vegas REALTORS, Sig Rogich Middle School rated 10/10, and 10-minute access to Red Rock Canyon — all managed by Howard Hughes Corporation within Summerlin's 22,500-acre master plan.
- The price window: $700K to $1.5M for 2,400–4,200 sq ft desert-contemporary homes — elevated Cliffs-village lots command the strongest premiums for Red Rock and Spring Mountain views.
- The location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — one of The Cliffs village's best-positioned communities.
- Best for: California relocators, Summerlin families targeting Sig Rogich (10/10) and Palo Verde (8/10) zones, and luxury buyers wanting mountain views without ultra-luxury pricing.
- Builder heritage: William Lyon Homes / Taylor Morrison construction from 2017 — phase-by-phase finish and warranty differences matter, so ask our agents before you offer.
- Do your homework: HOA dues ($180–$350/mo), phase-specific finish standards, and jumbo financing thresholds all deserve early diligence before you write an offer.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Edgestone at The Cliffs Homes for Sale?
Edgestone at The Cliffs sits in ZIP 89135 — The Cliffs village on the elevated western rim of Summerlin. Active listings refresh daily from Las Vegas REALTORS MLS data. The eight newest area listings appear below, and every active property is searchable in our live MLS portal filtered to ZIP 89135.
PRICE DISTRIBUTION
How Many Edgestone-Area Homes Sell in Each Price Range?
Edgestone at The Cliffs trades across the $700K–$1.5M range in ZIP 89135 per Las Vegas REALTORS MLS data — a luxury band that reflects the elevated lot premiums, desert-contemporary finishes, and Cliffs village address. The counts below capture where Edgestone homes concentrate versus the broader ZIP area.
Browse Edgestone at The Cliffs Listings
How Can You Find an Edgestone Home by Type, View & Price?
Edgestone at The Cliffs listings in ZIP 89135 break down by phase, view orientation, and price — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. The eight newest Cliffs village listings appear below, filtered to 89135 desert-contemporary homes priced $700K to $1.5M.
Which Cliffs Village Communities Are Worth Exploring?
Edgestone is one of several luxury communities in The Cliffs village of Summerlin. The cards below help you compare adjacent options — all in ZIP 89135, all served by the same school zone, all sharing Summerlin trail access.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Edgestone at The Cliffs Listings First?
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- Custom criteria — neighborhood, price, beds, baths, features
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School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Edgestone at The Cliffs?
The Answer
Living in Edgestone at The Cliffs means waking to Red Rock Canyon views, walking 150-plus miles of Summerlin trails, and being 5 minutes from Downtown Summerlin. The community sits in The Cliffs village managed by Howard Hughes Corporation — desert-contemporary homes from $700K in Las Vegas's most celebrated master plan, with Sig Rogich MS (10/10) in the school zone.
What is Edgestone at The Cliffs known for?
Edgestone is known for its elevated desert-contemporary homes with panoramic Red Rock Canyon and Spring Mountain views, Taylor Morrison construction quality, and a Cliffs village address that gives residents 5-minute access to Downtown Summerlin and 10-minute access to one of the Southwest's premier outdoor recreation areas.
Who should live in Edgestone at The Cliffs?
California relocators seeking Summerlin luxury at below-guard-gated pricing, families targeting Sig Rogich Middle School (10/10) and Palo Verde High School (8/10), and outdoor-lifestyle buyers who want Red Rock Canyon trails from their driveway rather than a 45-minute drive.
What is daily life like?
Morning trail runs on 150-plus miles of Summerlin paths, coffee at Downtown Summerlin 5 minutes east, weekend hikes at Red Rock Canyon 10 minutes west, and evenings with mountain-view sunsets — a lifestyle that draws former Bay Area and Southern California residents who expected to sacrifice quality of life for affordability.
Location
Where Is Edgestone at The Cliffs
Edgestone at The Cliffs sits along the elevated western rim of Summerlin's The Cliffs village in Las Vegas (ZIP 89135), approximately 20 miles west of the Strip. The community occupies roughly 80 acres of desert terrain with commanding views of Red Rock Canyon and the Spring Mountains.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Edgestone at The Cliffs
At a Glance$700K–$1.5M
Price Range
$898,550
Area Median List (89135)
36
Days on Market (Area)
280+
Homes
- Setting
- The Cliffs village, western Summerlin rim
- Acreage
- ~80 acres
- Homes
- 280+
- Established
- 2017
- Developer
- William Lyon Homes / Taylor Morrison
- Gate
- No (HOA-governed)
- HOA
- $180–$350/mo
- Schools
- Vanderburg ES (8) · Sig Rogich MS (10) · Palo Verde HS (8)
- Trails
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
Quick Answer
Is Edgestone at The Cliffs a good place to live?
Yes — if top-rated schools, Red Rock Canyon access, and Summerlin master-plan quality top your list. Edgestone pairs 280+ desert-contemporary homes from $700K with a 10-minute drive to Red Rock Canyon, Sig Rogich Middle School (10/10) in the zone, and 5 minutes to Downtown Summerlin. The trade-offs are real — no guard gate, $180–$350 monthly HOA dues, and phase-specific finish variation — but for buyers who value outdoor lifestyle and school quality over gate staffing, few Summerlin Cliffs addresses compete at the price.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Edgestone at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Edgestone — the parent city holds 656,274 residents with a median household income of $66,820. Inside Edgestone, the profile is distinctly higher: community records show roughly 900+ residents across 280+ households, a median age of approximately 40, and average household income above $160,000.
The Census does not break the community out as its own place, so citywide figures are the statistical backdrop — presented as exactly that. Within Edgestone, our closing data shows a mix of young professional families targeting the Sig Rogich and Palo Verde school zone, California relocators drawn by the mountain views and Nevada tax advantages, and move-up buyers from other Summerlin villages upgrading to The Cliffs' western-rim address.
900+
vs Las Vegas 656,274
~40
vs Clark Co 38
$160,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
280+
vs Clark Co ~860,000
$700K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Edgestone is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Edgestone Area Growing?
Edgestone itself is largely built out at 280+ homes within its ~80-acre footprint; growth in The Cliffs village happens through Howard Hughes Corporation's controlled land releases in adjacent Cliffs parcels. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridors around Edgestone remain among the most sought-after in the valley.
656,274Las Vegas residents (Census)
280+Edgestone homes
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, Edgestone's ~80-acre footprint and 280+ home count reflect a community that reached buildout in its early phases. Howard Hughes Corporation controls The Cliffs village land around it, limiting oversupply and supporting values. The surrounding ZIP 89135 corridor remains one of the valley's most liquid luxury markets, providing the comps and exit liquidity Edgestone owners rely on.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Edgestone at The Cliffs Area Real Estate Market Trending?
The charts below show ZIP 89135 sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Edgestone trades against. The area median sits near $1,000,000 with approximately 42 days on market, reflecting The Cliffs village premium over the broader Las Vegas market.
Median Sold Price
$1,000,000 area median (ZIP 89135), past 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
42 median days in the ZIP area; premium-view lots trade slower
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Active luxury market in ZIP 89135 per LVR — limited by Summerlin land supply
vs September 2025
Source: Las Vegas REALTORS
The long view: Edgestone at The Cliffs's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
36
DAYS ON MARKET (AREA)
$1.0M
AREA MEDIAN (89135)
280+
HOMES IN EDGESTONE
< 1 hr
OUR RESPONSE TIME
LUXURY INVENTORY
Get matched with a
Cliffs village specialist.
Market Competitiveness
How competitive is the Edgestone at The Cliffs market right now?
The Cliffs village market is moderately competitive — ZIP 89135 averages about 42 days from list to accepted offer per Las Vegas REALTORS data, reflecting the luxury segment's longer decision cycle. Edgestone's 280+ homes are in strong demand from Sig Rogich-zone buyers and California relocators, while premium mountain-view lots trade at the higher end of the timeline.
62Moderate Luxury Competition
- 42 daysArea median DOM (sold, ZIP 89135)
- $700K–$1.5MEdgestone price range
- 280+Homes in Edgestone
- 10/10Sig Rogich MS — school zone draw
Is Edgestone at The Cliffs Right for You?
Who Should Buy a Home in Edgestone at The Cliffs?
Edgestone isn't one-size-fits-all — it's a 280+ home community spanning $700K entry-phase homes to $1.5M premium mountain-view lots, with a lifestyle that suits specific buyer types over others. Five profiles below match lifestyles to the Edgestone value proposition, followed by the honest pros and trade-offs our agents walk every client through.
Which Buyer Types Fit Best at Edgestone?
California Relocators
- Desert-contemporary mountain views from $700K vs $2M+ in California
- Zero state income tax and 3% property-tax cap
- One-hour flight from SoCal, four hours' drive from the Bay Area
- Our relocation team handles virtual tours and phase comparison
Outdoor-Lifestyle Buyers
- Red Rock Canyon scenic loop 10 minutes west
- 150+ miles of Summerlin trails from your doorstep
- Bear's Best and TPC Summerlin within 15 minutes
- Fox Hill Park disc golf and adventure playground 5 minutes away
Move-Up Summerlin Buyers
- Cliffs village elevation and mountain-view lots above inner Summerlin
- Taylor Morrison's desert-contemporary floor plans vs older Summerlin stock
- Sig Rogich zone for families upgrading from other school districts
- Competitive pricing vs adjacent Sterling Ridge and The Ridges
Luxury Investors
- Howard Hughes land-control scarcity supporting Summerlin values
- ZIP 89135 luxury market with consistent demand from school-zone buyers
- 10/10 school zone drives resale demand beyond market cycles
- Competitive entry vs guard-gated Summerlin alternatives at $2M+
Best Fit For
- Families targeting top schools — Sig Rogich MS (10/10) and Palo Verde HS (8/10) in the zone — among the strongest public-school zonings in the Las Vegas Valley.
- California relocators — mountain-view desert-contemporary homes from $700K, zero state income tax, and 3% property-tax cap — a lifestyle upgrade at a fraction of coastal pricing.
- Outdoor-lifestyle buyers — Red Rock Canyon 10 minutes west, 150+ miles of Summerlin trails at the door, and Bear's Best golf within 15 minutes.
- Move-up Summerlin buyers — The Cliffs village elevation and desert-contemporary architecture at competitive pricing versus adjacent luxury communities.
- Long-hold luxury investors — Howard Hughes scarcity, consistent school-zone demand, and a ZIP 89135 market with structural upside support.
Ready to explore homes in Edgestone at The Cliffs? Our team knows every phase, view lot, and price-band subtlety in The Cliffs village.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) — one of Nevada's top public schools, in the Edgestone zone
- Red Rock Canyon National Conservation Area 10 minutes west — the closest of any major Summerlin community
- 150+ miles of Summerlin master-plan trails connecting directly from The Cliffs village
- Desert-contemporary homes from $700K — below guard-gated Summerlin alternatives at comparable quality
- Howard Hughes Corporation land-control scarcity protecting master-plan values
- 5 minutes to Downtown Summerlin for shopping, dining, and Las Vegas Ballpark events
- Zero state income tax and 3% property-tax cap under NRS 361.471
Honest Considerations
- Not guard-gated — Summerlin HOA governance without a staffed entrance or roving patrols
- $180–$350/mo HOA dues combining master and sub-association fees
- Phase-specific finish and warranty variation between 2017 original and later Taylor Morrison builds
- Limited new inventory — largely built out at 280+ homes, so resale timing can be tight
- Jumbo financing required above the conforming loan limit for higher-priced view lots
- Extreme summer heat — 105°F+ stretches July through September, like all Las Vegas Valley communities
Community Comparison
How Does Edgestone at The Cliffs Compare to Other Cliffs Village Communities?
A like-for-like comparison of The Cliffs village communities — entry pricing, builder, gate status, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. All sit in ZIP 89135 with the same school zone; the differences are builder, price tier, and lot position.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Edgestone at The Cliffs | From $700K | n/a* | ~42 | 280+ homes | School zone · Mountain views |
| Sterling Ridge at The Cliffs | From $800K | n/a* | n/a* | n/a* | Toll Brothers quality · Adjacent |
| Arista at The Cliffs | From $700K | n/a* | n/a* | n/a* | Comparable profile · Value |
| The Ridges (Summerlin) | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. All communities are in ZIP 89135, zoned Sig Rogich MS (10/10) and Palo Verde HS (8/10), with Summerlin trail access.
Community Deep Dive
What's Inside The Cliffs Village Communities?
Submarket 1
Edgestone at The Cliffs
Taylor Morrison desert-contemporary homes from 2,400 to 4,200 sq ft in The Cliffs' western rim position. Entry-friendly versus adjacent Toll Brothers product; premium lots with Red Rock Canyon views command strong price separation.
Browse Edgestone at The Cliffs homes →$700K+Median Price
~42Days on Market
280+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
Sterling Ridge at The Cliffs
Adjacent Cliffs community by Toll Brothers — slightly higher entry and similar mountain-view profile to Edgestone. Cross-shop both for phase-specific finish comparison before offering.
Browse Sterling Ridge at The Cliffs homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Arista at The Cliffs
Neighboring Cliffs subdivision with comparable floor plans and Summerlin amenity access — useful cross-shop if Edgestone inventory is tight.
Browse Arista at The Cliffs homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges (Summerlin)
Summerlin's guard-gated ultra-luxury enclave for buyers requiring 24-hour staffing and The Ridges Country Club. Entry begins near $2M — the step up from Edgestone when the gate is a hard requirement.
Browse The Ridges (Summerlin) homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Sig Rogich Middle School — The School-Zone Anchor
Sig Rogich Middle School (10/10 GreatSchools) is zoned to Edgestone at The Cliffs and is among the highest-rated public middle schools in Nevada. For families, this school-zone draw is the primary reason Edgestone commands a premium over comparable non-Cliffs Summerlin communities.
Browse Sig Rogich Middle School — The School-Zone Anchor homes →10/10GreatSchools Rating
8 minDrive from Edgestone
1,800+Students
CCSDPublic Zoned School
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs
community fits?
BY ZIP CODE
How Does the Edgestone at The Cliffs ZIP Code (89135) Break Down?
Edgestone at The Cliffs sits entirely in ZIP 89135 — The Cliffs village corridor of Summerlin. The table below places Edgestone within its broader ZIP context, from community-specific homes to the surrounding Summerlin luxury neighborhoods that make this one of Las Vegas's most sought-after postal codes.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Edgestone at The Cliffs — desert-contemporary single-family homes | $700K–$1.5M (plan range) | n/a* | ~42 (area) | 280+ homes | n/a* |
| 89135 | Sterling Ridge at The Cliffs — Toll Brothers luxury | From $800K | n/a* | ~42 (area) | n/a* | n/a* |
| 89135 | Arista at The Cliffs — comparable Cliffs village | From $700K | n/a* | ~42 (area) | n/a* | n/a* |
| 89135 | Full ZIP 89135 Cliffs village benchmark — Summerlin luxury | ~$1,000,000 list / sold | — | ~42 | Liquid luxury market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community analysis. *Community-level $/SF and year-over-year are intentionally omitted — enclave-scale samples too small for reliable stats. Boundaries per Clark County GIS.
Builders
Who Built Homes in Edgestone at The Cliffs and Surrounding Villages?
Edgestone was developed by William Lyon Homes beginning in 2017, with the builder later merging into Taylor Morrison. The community is largely built out; new construction in The Cliffs village comes from adjacent Summerlin parcels managed by Howard Hughes Corporation. Incentives and available lots change monthly — verify current offerings before you tour.
Luxury & Move-Up
Taylor Morrison
Edgestone's builder via William Lyon Homes acquisition — desert-contemporary designs
Ultra-Luxury
Toll Brothers
Adjacent Cliffs community — Edgestone's closest luxury competitor
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection in active villages
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing Summerlin options
Family
Richmond American
Value-oriented alternative outside The Cliffs village
Outdoor Recreation
What Outdoor Amenities Does Edgestone at The Cliffs Offer?
The Cliffs village position gives Edgestone the shortest drive to Red Rock Canyon of any occupied Summerlin community — 10 minutes west — while the full Summerlin trail network connects outward in every direction. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon National Conservation Area, accessible within 10 minutes via West Charleston Boulevard.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking, Calico Hills technical climbing, and Spring Mountains access. The closest Nevada outdoor recreation to any Summerlin village.
IN-COMMUNITY
The Cliffs Village Park
~8 acresPlayground · Walking paths · PicnicResidents
The neighborhood green space: playgrounds, walking paths, open lawn, and picnic areas that serve as the community's outdoor living room.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
One of Summerlin's most popular active parks — zip lines, an adventure playground, disc golf, and trail connections make it a family weekend destination.
DOORSTEP
Summerlin Trail System
150+ milesHiking · Biking · WalkingFree
Howard Hughes Corporation's interconnected trail network threads every Summerlin village together — walk, run, or bike from Edgestone to Downtown Summerlin or toward the Red Rock trailheads without touching a road.
5 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
The valley's premier open-air retail hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and 125-plus shops and restaurants a short drive east.
10 MIN
Bear's Best Golf Course
18 holesGolfDaily fee
Jack Nicklaus Signature public course in Summerlin — one of the valley's most scenic rounds, with Spring Mountain backdrops and challenging layout.
15 MIN
TPC Summerlin
18 holesGolf · PGA Tour hostMember/guest
Home of the Shriners Children's Open PGA Tour event — a Summerlin landmark and one of the most recognized golf addresses in the Las Vegas Valley.
20 MIN
Las Vegas Springs Preserve
180 acresTrails · MuseumsTicketed
Botanical gardens, desert trails, and the Nevada State Museum at the historic springs that gave Las Vegas its name — an easy half-day cultural outing.
The Edgestone at The Cliffs Lifestyle
What Does a Weekend in Edgestone at The Cliffs Look Like?
Three outdoor moods within 10 minutes of your driveway: a morning trail run on 150-plus miles of Summerlin paths, an afternoon hike in the roughly 195,000-acre Red Rock Canyon per the Bureau of Land Management, and evening dinner at Downtown Summerlin's 125-plus restaurants just 5 minutes east — with Spring Mountain panoramas from your backyard.
280+Luxury Homes
10 minto Red Rock Canyon
150+Miles of Summerlin Trails
5 minto Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour Edgestone at The Cliffs Homes This Weekend?
Open houses in Edgestone are available but inventory is limited — with 280+ homes and 85% owner-occupancy, turnover is thin. Set up instant alerts to get notified the moment an Edgestone home schedules a showing, or browse every active listing and let us arrange private tours with our Cliffs village specialists.
Planning a move
What Should I Verify Before Moving to Edgestone at The Cliffs?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to Edgestone at The Cliffs in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Edgestone at The Cliffs Economy?
Edgestone residents are drawn from professional and executive households with average income above $160,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, anchored by the resort corridor and a growing tech and professional-services sector in the Summerlin corporate hub.
$160,000+Avg household income, EdgestoneNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorProfessional and retail employment hub
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top Edgestone-Area Employers
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the valley's west-side professional employment hub — 5 minutes from Edgestone
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus serving The Cliffs village
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east
- Clark County School District (west region)Area campuses including Sig Rogich MS and Palo Verde HS in the Edgestone zone
- Howard Hughes CorporationSummerlin master-plan management and development operations
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Edgestone at The Cliffs Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Edgestone against other premium Las Vegas addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Edgestone wins on school quality and Red Rock Canyon access, Summerlin broadly on master-plan depth and new construction, Henderson on citywide safety — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Edgestone at The Cliffs | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $700K–$1.5M | From $450K (all villages) | From $350K | From $300K |
| Drive to Red Rock Canyon | ~10 min | 10–25 min (by village) | 30–40 min | 20–30 min |
| HOA | $180–$350/mo | From $100/mo | Varies | Varies |
| Guard-Gated | No (HOA-governed) | Select enclaves (The Ridges) | Select enclaves | Select enclaves |
| Master Plan | Summerlin (Howard Hughes) | Summerlin (Howard Hughes) | Multiple (Cadence, Inspirada) | Multiple |
| Best For | Schools · Red Rock · Views | All lifestyles · Master plan depth | Families · Safety · Value | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Edgestone data per community plan record; city and county demographics are Las Vegas citywide — the Census does not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Edgestone 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 Edgestone at The Cliffs Payment
$7,013
Illustrative Monthly Payment
- Principal & Interest$5,988
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$375
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 Edgestone at The Cliffs?
The Cliffs village position gives Edgestone residents fast access to both the outdoor recreation of the Spring Mountains and the urban amenities of Downtown Summerlin and the Strip. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Edgestone destinations beat that number comfortably.
Drive Times from Edgestone at The Cliffs
- ~5 minDowntown Summerlin (shopping & dining)W Flamingo Rd east
- ~10 minRed Rock Canyon scenic loop entranceW Charleston Blvd west
- ~12 minSummerlin Hospital Medical CenterW Charleston Blvd / Rampart
- ~10 minBear's Best Golf CourseSummerlin Pkwy
- ~20 minLas Vegas StripSummerlin Pkwy → I-15
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~45 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Edgestone at The Cliffs?
Most Edgestone purchases close in 30 to 45 days through a Nevada escrow company; cash offers can close in 7 to 14 days. Jumbo-loan files sometimes need extra appraisal time because Cliffs village comparables are limited. HOA document review adds 5 to 7 business days — order both resale packages at contract signing.
Quick Answer
What down payment do you need to buy in Edgestone at The Cliffs?
Most Edgestone buyers put down 10% to 20%. On a $1,000,000 home that means $100,000 (10%) to $200,000 (20%). Conventional financing works for homes under the conforming loan limit; view lots above $766,550 require jumbo loans with reserves — plan 20–25% down and 6–12 months of liquid reserves. VA loans allow 0% down for eligible veterans, and Nevada's zero state income tax helps buyers save more quickly than in California.
Edgestone at The Cliffs FAQ — 18 Answers
What Do Edgestone at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Edgestone at The Cliffs?
Edgestone at The Cliffs homes range from roughly $700,000 to $1.5 million — elevated lots with Red Rock Canyon views carry the strongest premiums. The ZIP 89135 area median sits near $898,550 per Las Vegas REALTORS, and homes average about 36 days on market across 2,400 to 4,200 sq ft floor plans.
Is Edgestone at The Cliffs guard-gated?
No — Edgestone is not guard-gated. It operates under Summerlin master-plan HOA governance with maintained common areas and enforced design standards rather than a staffed entrance. That structure keeps dues in the $180 to $350 monthly range, below many gated alternatives in Summerlin. Buyers who require 24-hour staffing typically look at The Ridges nearby, where entry begins near $2 million.
Who built the homes in Edgestone at The Cliffs?
William Lyon Homes began developing Edgestone in 2017, and the builder has since merged into Taylor Morrison. Homes carry desert-contemporary architecture with open-concept layouts, expansive windows, and designer kitchens across 2,400 to 4,200 square feet. Because construction spans the brand transition, warranty coverage and finish standards can differ by phase — confirm the builder and any transferable warranties on the specific home you consider.
What are HOA fees in Edgestone at The Cliffs?
Plan on $180 to $350 per month, combining the Summerlin master association fee with the Edgestone sub-association charge for common-area upkeep. Exact dues vary by phase and lot, so the resale package is the authoritative source — order it early, since Nevada escrows typically close in 30 to 45 days and the HOA review window sits inside that clock. Our team can pull current dues and any pending assessments for a specific address before you write an offer.
What schools serve Edgestone at The Cliffs?
Edgestone is zoned to Clark County School District campuses that rank among the strongest in the valley: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. The Meadows School and Bishop Gorman High School serve private-school families, and Doral Academy Red Rock (9/10) is a nearby charter alternative. Verify zoning for any specific address with CCSD before committing — boundaries can shift between school years.
What is the drive time from Edgestone to Red Rock Canyon?
About 10 minutes via West Charleston Boulevard — one of the shortest commutes to a national conservation area from any Summerlin village. The roughly 195,000-acre Red Rock Canyon National Conservation Area offers the 13-mile scenic loop, world-class hiking, and technical climbing. Downtown Summerlin is only 5 minutes east, and the Strip is approximately 20 minutes via Summerlin Parkway and I-15.
How does Nevada's tax environment benefit Edgestone buyers?
Nevada levies zero state income tax, and the Clark County Assessor's effective property tax rate runs roughly 0.5–0.7% of assessed value. On a $898,550 Edgestone home that means approximately $5,000–$7,000 per year in property taxes — a fraction of what California carries. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, making long-run ownership cost predictable for California relocators comparing Bay Area or Southern California costs.
What floor plans and square footage does Edgestone offer?
Edgestone floor plans run approximately 2,400 to 4,200 square feet across single-family detached homes. Designs feature open-concept great rooms, indoor-outdoor living spaces optimized for the Nevada climate, designer kitchens, and expansive windows framing Red Rock Canyon and the Spring Mountains. Later-phase homes include refreshed layouts and upgraded standard features versus the original 2017 phase — ask our agents to distinguish phases on any specific listing before you tour.
Is Edgestone at The Cliffs a good investment?
Edgestone benefits from structural Summerlin scarcity: Howard Hughes Corporation controls land releases, limiting oversupply across the master plan's 22,500 acres. The Cliffs village address and mountain-view lots command consistent premiums over interior Summerlin neighborhoods. Nevada's zero income tax and 3% property-tax cap reduce carrying costs versus comparable California addresses. With 280+ homes and sub-$1.5M entry pricing in a sought-after village, the community offers Summerlin exposure at below-The-Ridges price.
How does Edgestone compare to Sterling Ridge at The Cliffs?
Sterling Ridge is the adjacent Cliffs community by Toll Brothers, with slightly higher entry points — typically from $800K versus Edgestone's $700K floor — and a similar mountain-view profile. Edgestone was developed by William Lyon Homes / Taylor Morrison, producing desert-contemporary designs that buyers often prefer on interior finish. Both sit in ZIP 89135 with the same school zoning and trail access. The practical choice comes down to lot position, view orientation, and current available inventory.
What amenities are available to Edgestone residents?
Edgestone residents tap Summerlin's full master-plan amenity stack: 150-plus miles of interconnected trails, The Cliffs Village Park (8 acres of playgrounds, picnic areas, and walking paths), and Fox Hill Park with adventure playgrounds and disc golf nearby. Downtown Summerlin is 5 minutes east for shopping, dining, and community events including Las Vegas Ballpark. Red Rock Canyon's scenic loop and trailheads are 10 minutes west — an outdoor-lifestyle package few Las Vegas addresses can match.
What is the Summerlin master plan and who manages it?
Summerlin is a 22,500-acre master-planned community developed and managed by Howard Hughes Corporation on Las Vegas's western edge. It encompasses 25-plus villages, over 150 miles of trails, two golf courses, schools, parks, and Downtown Summerlin — the valley's premier open-air retail and entertainment hub. Howard Hughes controls land releases and enforces architectural and design standards across all villages including The Cliffs, protecting the consistency of quality and long-run values that buyers in Edgestone are buying into.
Is Edgestone at The Cliffs safe?
Edgestone sits within The Cliffs village of Summerlin — one of Las Vegas's most established, family-oriented master plans — with low through-traffic by design and Las Vegas Metropolitan Police Department coverage. While not guard-gated, Summerlin HOA governance enforces community standards and maintains common areas. Benchmark the surrounding area through FBI Uniform Crime Reporting data. In practice, The Cliffs village runs the quiet, low-incident character typical of owner-heavy, high-income Summerlin neighborhoods.
How does California compare to Nevada for Edgestone buyers?
California's top marginal state income tax is 13.3% per the Franchise Tax Board — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Edgestone adds what coastal neighborhoods can't answer at the price: desert-contemporary homes from $700K with mountain views, a 3% property-tax cap on primary residences, and 10 minutes to Red Rock Canyon. Bay Area buyers consistently find Summerlin's Cliffs village delivers a higher quality of life per dollar than comparable California addresses.
Can Nevada Real Estate Group help me buy or sell in Edgestone at The Cliffs?
Yes — Nevada Real Estate Group maintains an active presence throughout The Cliffs village and Summerlin. Our agents provide real-time market intelligence on inventory, pricing trends, and off-market opportunities across Edgestone, Sterling Ridge, Arista, and neighboring Cliffs communities. Call (702) 637-1759 to discuss your timeline, and we will pull current active listings, recent solds, and a micro-market analysis before your first tour.
What down payment do you need to buy in Edgestone at The Cliffs?
Most Edgestone buyers put down 10% to 20%. On a $898,550 home that means $100,000 (10%) to $200,000 (20%) at closing. Conventional financing works across most of the price range; homes above the conforming loan limit require jumbo loans with reserves — plan 20–25% down for anything above $766,550. VA loans allow 0% down for eligible veterans, and Nevada has no state income tax to eat into savings.
What does an HOA cost in Edgestone at The Cliffs?
Budget $180 to $350 per month, combining the Summerlin master HOA with the Edgestone sub-association. The master portion covers trail maintenance, parks, and Summerlin-wide amenities; the sub-association covers Edgestone common areas and landscaping. Always request the full resale package — dues, reserve study, assessment history, and CC&Rs — before going under contract. Transfer fees and capital contributions also vary; price them into your offer math.
How long does it take to close on an Edgestone home?
Most Edgestone purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — less common here than in ultra-luxury Summerlin communities but present on premium-view lots — can close in 7 to 14 days. Jumbo-loan files on higher-priced homes sometimes need extra appraisal time because Cliffs-village comparables are limited by inventory. HOA document review typically adds 5 to 7 business days inside the standard Nevada escrow window.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Edgestone at The Cliffs?
These are the eight queries Edgestone at The Cliffs buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools and CCSD, and community facts from the plan record.
Is Edgestone at The Cliffs in Summerlin?
Yes — Edgestone is a community within The Cliffs village of the Summerlin master plan, managed by Howard Hughes Corporation in Las Vegas (ZIP 89135). It is not a separate city; it shares Summerlin's trail network, school zones, and master-plan amenities.
What is The Cliffs village?
The Cliffs is one of Summerlin's luxury villages on the elevated western rim of the master plan, positioned for panoramic Red Rock Canyon and Spring Mountain views. Communities in The Cliffs — including Edgestone, Sterling Ridge, and Arista — sit in ZIP 89135 and are zoned Sig Rogich MS (10/10) and Palo Verde HS (8/10).
Can you get Red Rock Canyon views from Edgestone?
Yes — elevated lots on The Cliffs' western rim provide commanding views of Red Rock Canyon and the Spring Mountains. Not every Edgestone lot has an unobstructed view; the premium-view lots at the community's highest elevations command $1.1M+ pricing. Ask our agents to identify the specific lots with the best western exposure before you tour.
Who are Taylor Morrison homes?
Taylor Morrison is a national homebuilder that acquired William Lyon Homes in 2020, inheriting Edgestone at The Cliffs mid-construction. They build desert-contemporary designs across the $700K–$1.5M range in The Cliffs village — open-concept floor plans with expansive windows and indoor-outdoor living spaces designed for the Nevada climate.
Is Edgestone at The Cliffs walkable?
It depends on your definition. The community connects directly to Summerlin's 150+ mile trail network, making it highly walkable for recreation — Fox Hill Park and The Cliffs Village Park are accessible on foot. Downtown Summerlin is 5 minutes by car but not a practical walk. It is not an urban walkable neighborhood; it is a suburban master-plan community where driving is the primary transport mode.
What is the school zone for Edgestone at The Cliffs?
Edgestone is zoned for Clark County School District: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Verify the current zone for any specific address at CCSD — boundaries can change between school years, and private alternatives like Bishop Gorman and The Meadows School are within 15 minutes.
How does Edgestone compare to The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury guard-gated enclave starting near $2 million — Edgestone at The Cliffs offers a similar Cliffs-village address and mountain-view profile starting at $700K without the staffed gate. The practical choice comes down to whether a 24-hour guard is a hard requirement and whether the $1M+ price premium for The Ridges is justified by the specific lot and home on offer.
Can Nevada Real Estate Group help me buy in Edgestone?
Yes — we maintain an active presence throughout The Cliffs village. Call (702) 637-1759 and we'll pull current active listings, recent solds, and a phase-by-phase comparison before your first tour. We coordinate virtual showings for out-of-state buyers and can identify premium-view lots before they hit the broader market.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's Cliffs village communities — the market knowledge behind the team's #1 ranking in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Edgestone at The Cliffs?
Compare Edgestone with neighboring Cliffs village communities and broader Summerlin and Las Vegas options — all in ZIP 89135, sharing the Sig Rogich MS (10/10) zone and 150-plus miles of Summerlin trails. Each card pairs the commute with price positioning so you can judge whether a different community buys you more for your budget.
ADJACENT
Sterling Ridge at The Cliffs
From $800K
Adjacent in The Cliffs village
View Sterling Ridge at The Cliffs →More Summerlin communities
- Enclave
- Fairfield
- Falcon Crest
- Foxtail
- Grand Park
- Granite Heights
- Graycliff
- Gresham Park
- Heritage by Lennar at Stonebridge
- Ironwood
- Jade Ridge
- Kestrel
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Cliffs Village Communities Can You Explore A–Z?
Edgestone at The Cliffs is one of several communities in Summerlin's The Cliffs village (ZIP 89135). The entries below index the Cliffs village and nearby Summerlin communities alphabetically — all sharing the Sig Rogich MS (10/10) zone and Summerlin trail access.
T
- The Cliffs Village (broader)
KEEP LEARNING
What Else Should You Read About Edgestone at The Cliffs?
These guides extend the research most Edgestone buyers do next — understanding the Summerlin market, comparing The Cliffs village to Henderson's luxury options, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for placing Edgestone's Cliffs village position.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Edgestone at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Edgestone at The Cliffs is a 280+ home community; where community-level samples would be too small to be meaningful, we publish ZIP 89135 area benchmarks and the community plan record range — clearly labeled as such. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP code 89135 (The Cliffs village area). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Edgestone is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master-plan community data, trail mileage, village structure, and land-release policies. summerlin.com
- Clark County School District — School zone assignments for Edgestone at The Cliffs (Vanderburg ES, Sig Rogich MS, Palo Verde HS). ccsd.net
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle School (10/10) and Palo Verde High School (8/10). greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation information. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15