Families with School-Age Kids
- Sig Rogich MS 10/10 — zoned, no lottery
- Palo Verde HS 8/10 zoning
- Vanderburg ES 8/10 — all three CCSD campuses top-rated
- Fox Hill Park and trail network for after-school activities
The Cliffs, Summerlin
Ironwood at The Cliffs Homes For Sale
Nevada's #1 real estate team for Ironwood at The Cliffs. Search single-family homes in The Cliffs village of Summerlin — modern floor plans, 150+ miles of trails, top-rated schools, and Red Rock Canyon ten minutes away.
AREA MEDIAN LIST (89135)
$950K
LVR / GLVAR, September 2026
IRONWOOD PRICE RANGE
$850K–$1.4M
Community plan record
SUMMERLIN TRAIL NETWORK
150+ mi
Howard Hughes Corporation
DAYS ON MARKET (89135)
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 Ironwood at The Cliffs at a Glance?
Ironwood at The Cliffs is a single-family neighborhood in The Cliffs village of Summerlin (ZIP 89135), developed by Howard Hughes Corporation with homes priced $850K–$1.4M and an area median list near $898,550 per Las Vegas REALTORS. The takeaways below cover the neighborhood's key differentiators from schools to trails.
- The Cliffs village setting: higher-elevation Summerlin village near the Red Rock Canyon boundary, five minutes from Downtown Summerlin and ten from the canyon trailhead.
- Price range: $850K–$1.4M for contemporary desert single-family homes; no guard gate, but HOA dues of $100–$250/month fund the Summerlin master-plan amenities.
- Best for: families targeting Sig Rogich's 10/10 middle school and Palo Verde High, professionals relocating from California, and buyers wanting new-construction quality in a mature Summerlin setting.
- Outdoor lifestyle: 150+ miles of Summerlin trails start at the neighborhood edge; Red Rock Canyon is ten minutes west via West Charleston Boulevard.
- Do your homework: two HOA layers (master + sub), verify school zoning before you offer, and confirm builder incentive credits in total-cost analysis.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Ironwood at The Cliffs Homes for Sale?
The 89135 ZIP area carried active listings across The Cliffs and neighboring Summerlin villages in September 2026 according to Las Vegas REALTORS MLS data. Ironwood homes trade between $850K and $1.4M. The eight newest area listings appear below, refreshed daily, with the full 89135 inventory searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Ironwood-Area Homes Sell in Each Price Range?
The 89135 ZIP area spans multiple Summerlin villages with price tiers ranging from the high $600Ks to multi-million custom estates, according to Las Vegas REALTORS MLS data. Ironwood's $850K–$1.4M range occupies the mid-tier in that landscape — entry-level Cliffs single-family at the low end and guard-gated enclaves above $2M at the top.
Browse Ironwood at The Cliffs Listings
How Can You Find an Ironwood Home by Type, Lifestyle & Price?
Ironwood at The Cliffs homes trade in the $850K–$1.4M range within ZIP 89135 — contemporary desert single-family on the Summerlin trail network, ten minutes from Red Rock Canyon. Each link below opens the live Las Vegas MLS search filtered by price band, refreshed daily from Las Vegas REALTORS MLS data.
Which Cliffs Village Neighborhoods Should You Explore?
The Cliffs village includes several named neighborhoods at different price tiers. Dedicated pages are rolling out — each card below links to the most relevant hub or live search.
By Property Type
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Ironwood Listings First?
Ironwood trades only a handful of homes per month — set up a custom alert by price, beds, and ZIP 89135 so you see every new listing within hours of it hitting the MLS. With demand from California relocators and Summerlin move-up buyers, well-priced homes here move quickly.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
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 Ironwood at The Cliffs?
The Answer
Ironwood at The Cliffs delivers Summerlin master-plan living inside one of the village's most trail-connected, school-strong neighborhoods. Homes sit five minutes from Downtown Summerlin, ten from Red Rock Canyon, and twenty from the Strip — services through the City of Las Vegas, with Howard Hughes Corporation managing the master-plan infrastructure.
What is Ironwood at The Cliffs known for?
Contemporary desert architecture, open-concept floor plans from national builders, Sig Rogich Middle School's 10/10 rating next door, and immediate access to the Summerlin trail network — all inside The Cliffs, the village with the most direct Red Rock Canyon frontage in the master plan.
Who should live in Ironwood at The Cliffs?
Families chasing Sig Rogich and Palo Verde High zoning, California relocators trading state income tax for Nevada's zero rate, and buyers who want Summerlin's premium lifestyle at a lower entry price than The Ridges or Red Rock Country Club.
What is daily life like?
Morning runs on 150+ miles of Summerlin trails, errands and dining at Downtown Summerlin five minutes east, weekend hikes at Red Rock Canyon ten minutes west, and evenings twenty minutes from the Strip on Summerlin Parkway.
Location
Where Is Ironwood at The Cliffs
Ironwood sits within The Cliffs village of Summerlin in western Las Vegas (ZIP 89135), near the Red Rock Canyon National Conservation Area boundary. The Cliffs is one of the higher-elevation Summerlin villages, offering mountain-view lots and natural desert terrain.
Downtown Summerlin
5
Min
Red Rock Canyon NCA
10
Min
Strip
20
Min
Airport (Harry Reid)
30
Min
Henderson
30
Min
Ironwood at The Cliffs
At a Glance$898,550
Area Median List Price (89135)
$850K–$1.4M
Ironwood Price Range
36
Days on Market (89135)
$100–$250/mo (two layers)
HOA Range
- Setting
- Single-family in The Cliffs village, Summerlin
- ZIP Code
- 89135
- Developer
- Howard Hughes Corporation
- Established
- 2000s
- Guard-Gated
- No
- HOA
- $100–$250/mo (master + sub)
- Trail Access
- 150+ miles (Summerlin network)
- Schools
- CCSD — Vanderburg ES / Sig Rogich MS / Palo Verde HS
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
- Sunshine
- 300 days/year
- Builders
- Toll Brothers · Lennar (original build-out)
Quick Answer
Is Ironwood at The Cliffs a good place to live?
Yes — for families and professionals who prioritize schools, trail access, and Summerlin's master-plan infrastructure. Ironwood delivers contemporary desert homes priced $850K–$1.4M inside The Cliffs village with direct trail connections, Sig Rogich Middle School's 10/10 GreatSchools rating, and Red Rock Canyon ten minutes west. The trade-offs are real — no guard gate, two HOA layers, and entry pricing above the broader Summerlin median — but the school pipeline and outdoor lifestyle command the premium.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Ironwood at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — which contains Ironwood — the parent city holds 656,274 residents with a median household income of $66,820. Inside The Cliffs village, community records show average household income above $110,000, a median age around 38, and homeownership near 78%.
The Census does not tabulate individual Summerlin neighborhoods separately, so citywide figures serve as the statistical backdrop. Inside The Cliffs, our closing data reflects families targeting the school pipeline, professionals relocating from California, and move-up buyers who outgrew starter Summerlin homes. The village's trail proximity and school ratings make it the favored landing zone for households with children.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$850K
vs Clark Co value $391K
89135
Summerlin The Cliffs
150+ mi
Summerlin network
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city · Updated
POPULATION & GROWTH
How Fast Is the Ironwood at The Cliffs Area Growing?
Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin West corridors remain among the most in-demand in the valley. Howard Hughes Corporation continues phased land release in The Cliffs and adjacent western villages, maintaining the master plan's long-track appreciation profile.
656,274Las Vegas residents (Census)
89135ZIP code, The Cliffs, Summerlin
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Ironwood itself is a built neighborhood within a controlled master plan — Howard Hughes Corporation's phased release strategy ensures supply discipline as demand grows. The broader Summerlin West growth continues with new villages and commercial development, which strengthens the address rather than diluting it.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown; Ironwood is not separately tabulated. Projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Ironwood at The Cliffs Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, days on market, and monthly closings from Las Vegas REALTORS MLS data. The 89135 ZIP area (Summerlin The Cliffs) benchmarks: $950,000 median list, 43 median days on market. Ironwood trades a handful of homes per month within that ZIP — treat the area series as the directional benchmark.
Median List Price
$950,000 area median (89135), June 2026
Source: Las Vegas REALTORS
Days on Market
43 median days across the 89135 ZIP area; upgraded homes may trade faster
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
The Cliffs village trades a handful of closings per month — treat area data as the directional benchmark
vs September 2025
Source: Las Vegas REALTORS
The long view: Ironwood 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 (89135)
$950K
AREA MEDIAN LIST
$850K–$1.4M
IRONWOOD PRICE RANGE
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Ironwood at The Cliffs market right now?
The 89135 ZIP area had a 43-day median DOM in September 2026 per Las Vegas REALTORS data — moderately competitive. Well-priced Ironwood homes with quality finishes in the $850K–$1.1M band trade briskly; homes above $1.2M price to motivated buyers and allow negotiation. California relocators and move-up Summerlin buyers drive demand.
62Moderately Competitive
- 43 daysZIP-area median DOM (89135)
- $899KArea median list price (89135)
- $850K–$1.4MIronwood price range
- ~78%Owner-occupied households in area
Is Ironwood at The Cliffs Right for You?
Who Should Buy a Home in Ironwood at The Cliffs?
Ironwood fits specific buyer types better than others — it's a non-gated single-family neighborhood with a strong school pipeline, trail access, and Red Rock Canyon proximity, at $850K–$1.4M. Six profiles below match lifestyles to the Ironwood proposition, followed by the honest pros and trade-offs.
Which Buyer Types Fit Ironwood at The Cliffs?
California Relocators
- Zero Nevada state income tax vs 13.3% California top rate
- 3% annual property-tax cap under NRS 361.471
- Contemporary Summerlin homes at a fraction of comparable CA pricing
- Our team handles virtual tours and full relocation coordination
Outdoor Enthusiasts
- Red Rock Canyon ten minutes west on W Charleston Blvd
- 150+ miles of Summerlin trails from the front door
- Fox Hill Park disc golf, zip lines, and adventure playground
- TPC Summerlin and nearby golf courses within fifteen minutes
Move-Up Summerlin Buyers
- Upgrade from starter Summerlin homes to The Cliffs quality
- $850K–$1.4M range — below guard-gated enclaves
- Contemporary architecture and premium finishes
- Same school zone and trail access; larger homes and lots
Professionals & Remote Workers
- Five minutes to Downtown Summerlin corporate corridor
- Summerlin Parkway to Strip employment core in twenty minutes
- Trail system for daily exercise without a gym commute
- Home-office premium lots available with mountain and canyon views
Investment-Hold Buyers
- Howard Hughes Corporation master-plan fundamentals backstop value
- Nevada employer migration and population growth support demand
- 3% annual property-tax cap limits year-over-year holding costs
- Sig Rogich 10/10 zoning drives persistent buyer demand from families
Best Fit For
- Families with school-age children — Sig Rogich Middle School (10/10), Vanderburg ES (8/10), and Palo Verde High (8/10) — zoned without a lottery.
- California relocators — zero state income tax, a 3% property-tax cap, and contemporary Summerlin homes at a fraction of comparable California pricing.
- Outdoor enthusiasts — Red Rock Canyon ten minutes west and 150+ miles of Summerlin trails starting at the front door.
- Move-up Summerlin buyers — The Cliffs village quality at $850K–$1.4M — below guard-gated enclaves, with the same master-plan infrastructure.
- Remote professionals — Downtown Summerlin five minutes east, Summerlin Parkway to the Strip in twenty, and trail access for daily decompression.
- Long-hold value buyers — Howard Hughes Corporation master-plan fundamentals, Nevada's zero income tax, and Summerlin's track record of sustained appreciation.
Ready to explore homes in Ironwood at The Cliffs? Our team knows every floor plan and current listing in The Cliffs village.
Start Your Home SearchPros
- Sig Rogich Middle School — rare 10/10 GreatSchools rating, zoned (no lottery) for Ironwood
- Red Rock Canyon National Conservation Area ten minutes west — the most direct canyon access in Summerlin
- 150+ miles of Summerlin master trails start at the neighborhood edge
- Five minutes to Downtown Summerlin: 125+ shops, Las Vegas Ballpark, City National Arena
- Nevada zero state income tax and 3% annual property-tax cap under NRS 361.471
- Contemporary desert architecture from national builders at $850K–$1.4M — below guard-gated alternatives
- Howard Hughes Corporation master plan infrastructure with disciplined land-release supply management
Honest Considerations
- No guard gate — open-access neighborhood; buyers requiring staffed entry should compare Red Rock CC or The Ridges
- Two HOA layers (master + sub): $100–$250/mo combined — confirm reserves and assessment health in escrow
- Primarily resale inventory — limited new-construction within Ironwood itself
- Entry at $850K is above the broader Las Vegas median; requires conventional or jumbo financing
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
- ZIP 89135 is competitive; well-priced homes can move quickly — active monitoring is essential
Neighborhood Comparison
How Do The Cliffs Village Neighborhoods Compare?
A side-by-side of The Cliffs village neighborhoods — entry pricing, school and trail access, and buyer fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Because individual neighborhoods trade only a handful of homes per month, we publish entry points rather than per-neighborhood medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Ironwood at The Cliffs | $850K–$1.4M | n/a* | ~43 | n/a* | Families · Trail access |
| Jade Ridge at The Cliffs | $900K+ | n/a* | n/a* | n/a* | Views · Premium lots |
| The Cliffs (full village) | From $850K | n/a* | n/a* | n/a* | Full village search |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
| Summerlin (all villages) | From $350K | n/a* | n/a* | n/a* | Full Summerlin search |
Source: Las Vegas REALTORS MLS data plus NREG community plan record, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted — samples are too small to be meaningful.
Neighborhood Deep Dive
What's Inside The Cliffs Village Neighborhoods?
Submarket 1
Ironwood at The Cliffs
The Cliffs village's primary single-family neighborhood — contemporary floor plans, direct trail access, and Sig Rogich MS zoning.
Browse Ironwood at The Cliffs homes →$850K+Median Price
~43Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Jade Ridge at The Cliffs
Adjacent Cliffs neighborhood with higher-elevation lots and stronger Red Rock Canyon view corridors — the premium step up from Ironwood within the village.
Browse Jade Ridge at The Cliffs homes →$900K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs (full village)
All The Cliffs neighborhoods combined — useful when searching broadly within the village before narrowing to Ironwood or Jade Ridge.
Browse The Cliffs (full village) homes →$850K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
The guard-gated golf community step-up from Ironwood — Arnold Palmer courses, staffed entry, and pricing from $1.2M within Summerlin.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Ridges
Summerlin's most exclusive guard-gated enclave with Bear's Best golf — the top-of-market alternative for buyers who want gates and prestige above $2 million.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin (all villages)
The Howard Hughes Corporation master plan in its entirety — 20+ villages from entry-level to ultra-luxury, all sharing the 150+ mile trail network and master-plan infrastructure.
Browse Summerlin (all villages) homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Cliffs Village at a Glance
One of Summerlin's highest-elevation western villages — closest to Red Rock Canyon, anchored by Sig Rogich Middle School's 10/10 rating, and offering direct access to the 150+ mile trail network. Ironwood and Jade Ridge are the primary neighborhoods inside the village.
Browse The Cliffs Village at a Glance homes →10/10Sig Rogich MS (GreatSchools)
10 minTo Red Rock Canyon
150+Miles of Summerlin Trails
5 minTo Downtown Summerlin
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs
neighborhood fits?
BY ZIP CODE
How Does ZIP 89135 Break Down for Ironwood Buyers?
ZIP 89135 spans multiple Summerlin western villages including The Cliffs, and the table below breaks the ZIP into its real corridors — from Ironwood's $850K–$1.4M single-family range to adjacent guard-gated and multi-million enclaves. The spread tells the story: the same postal code carries entry-level Summerlin homes and trophy estate land.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Ironwood at The Cliffs — single-family (The Cliffs village) | $850K–$1.4M (plan range) | n/a* | ~43 (ZIP-area) | Varies | n/a* |
| 89135 | Jade Ridge at The Cliffs — premium single-family | From $900K+ | n/a* | ~43 (ZIP-area) | Varies | n/a* |
| 89135 | Red Rock Country Club — guard-gated golf | From $1.2M | n/a* | Varies | Varies | n/a* |
| 89135 | Summerlin West villages — mixed tiers | From $700K | n/a* | ~43 (ZIP-area) | Varies | n/a* |
| 89135 | Full ZIP 89135 benchmark — all Cliffs/West Summerlin | ~$950,000 list (June 2026) | — | 43 | Active market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF omitted — neighborhood-scale samples are too small for meaningful medians. Boundaries per Clark County GIS.
Builders
Who Built Homes in Ironwood at The Cliffs?
Ironwood at The Cliffs was built by Toll Brothers and Lennar under the Howard Hughes Corporation master plan during The Cliffs village's 2000s development phase. The neighborhood is now primarily resale; new construction continues in adjacent Cliffs parcels and neighboring Summerlin West villages. Builder incentive programs change monthly — verify current offers with on-site sales teams.
Luxury & Move-Up
Toll Brothers
The closest luxury new-build profile to Ironwood resale
Family & Mid-Market
Lennar
Broad west-side new-build selection in active communities
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture comparable to Ironwood's original aesthetic
Family & 55+
Pulte / Del Webb
Active adult alternative for buyers comparing the 55+ lifestyle
Family
Richmond American
Value-oriented new builds outside the master plan
Outdoor Recreation
What Outdoor Amenities Does Ironwood at The Cliffs Offer?
Ironwood sits at the intersection of Summerlin's master-plan trail network and Red Rock Canyon's front range — 150+ miles of maintained paths inside the village and a 195,000-acre conservation area managed by the Bureau of Land Management ten minutes west. Three hundred days of annual sunshine make both usable year-round.
AT DOORSTEP
Summerlin Trail System
150+ milesWalking · Running · CyclingFree (residents)
Howard Hughes Corporation's master trail network threads through every corner of The Cliffs, connecting home to parks, schools, and shopping. The most-used amenity in Summerlin, and the one residents reference most in buyer surveys.
5 MIN
Fox Hill Park
~20 acresDisc golf · Zip lines · PlaygroundsFree
The Cliffs village's signature active park — disc golf course, zip lines, adventure playground structures, and open fields. One of the highest-rated parks in the Summerlin network for families with school-age children.
5 MIN
The Paseos Linear Park
~12 acresTrails · Desert gardensFree
Desert-landscaped linear trail park with interpretive signage, dog-friendly paths, and native plant gardens — a quieter option than Fox Hill for morning walks or evening runs.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The 13-mile Bureau of Land Management scenic loop, Calico Basin hiking, and world-class sport climbing — the defining outdoor feature of The Cliffs address. Closer from Ironwood than from any other Summerlin village.
5 MIN
Downtown Summerlin
Open-air districtDining · Shops · EventsFree
125+ shops and restaurants, the Las Vegas Ballpark, City National Arena, seasonal farmers markets, and the valley's best outdoor event calendar.
5 MIN
Las Vegas Ballpark
10,000-seat stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators — minor-league baseball games from April through September, plus concerts and community events year-round in an intimate outdoor setting.
10 MIN
TPC Summerlin
18 holesGolf (private/public days)Fee
The championship course that hosts the PGA TOUR Shriners Children's Open — available for limited daily-fee rounds and memberships. One of the valley's most recognizable golf layouts.
12 MIN
Calico Basin
Desert recreation areaHiking · BoulderingFree (parking fee)
The quieter front range of Red Rock Canyon — shorter, accessible trails for weekday morning hikes and family-friendly bouldering at the Calico Hills.
The Ironwood at The Cliffs Lifestyle
What Does a Weekend in Ironwood at The Cliffs Look Like?
Three moods within minutes: a morning run on the 150+ mile Summerlin trail network, afternoon hiking in Red Rock Canyon's roughly 195,000-acre conservation area per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes east — all without leaving the valley's top-ranked master plan.
150+Miles of Summerlin Trails
10 minTo Red Rock Canyon
5 minTo Downtown Summerlin
10/10Sig Rogich MS Rating
THIS WEEKEND'S OPEN HOUSES
Can You Tour Ironwood at The Cliffs Homes This Weekend?
Open houses in Ironwood are the standard Summerlin format — publicly posted on the MLS and accessible without gate clearance. Set up instant alerts to get notified the moment an Ironwood home schedules an open house, or browse every active listing now and let us arrange a private showing at your convenience.
Planning a move
What Should I Verify Before Moving to Ironwood 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 Ironwood 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 Ironwood at The Cliffs Economy?
The Cliffs village is anchored by the Downtown Summerlin corporate corridor five minutes east. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically strong with diversified growth beyond gaming. Community records show average household income above $110,000 in The Cliffs — reflecting executives, professionals, and California relocators.
$110,000+Avg household income, The Cliffs areaNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corridorCorporate, medical & retail employment hub
20 minTo Strip employment coreVia Summerlin Pkwy → I-15
Top Ironwood-Area Employers
- Downtown Summerlin corporate & retail corridorThe west valley's major commercial hub — offices, headquarters, and the valley's most productive retail employment strip, five minutes east
- Summerlin Hospital Medical CenterMajor west-valley hospital and surrounding medical-office campus, about ten minutes from Ironwood
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, seven to ten minutes from the neighborhood
- Howard Hughes CorporationMaster-plan developer and the largest private employer directly tied to Summerlin's continued development — offices near Downtown Summerlin
- City National Arena (Vegas Golden Knights)The NHL team's headquarters and practice facility at Downtown Summerlin — full-time staff and event employment
- Clark County School District (west campuses)Vanderburg ES, Sig Rogich MS, and Palo Verde HS employ hundreds of educators and support staff within the Ironwood school zone
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Ironwood at The Cliffs Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Ironwood against other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Ironwood wins on school pipeline and trail access; Summerlin guard-gated enclaves add privacy; Henderson wins on citywide safety and new construction. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Ironwood / The Cliffs | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Price Range / Median | $850K–$1.4M (Ironwood) / $950K ZIP-area | $350K–$2M+ / $728K median | $200K–$5M+ / $476K median | $300K–$3M+ / $548K median |
| Trail Access | 150+ mi from doorstep | 150+ mi (master plan-wide) | Limited to community parks | City trails + regional parks |
| Red Rock Canyon | 10 min (closest in Summerlin) | 10–20 min (village-dependent) | 25–30 min | 35–40 min |
| Guard-Gated | No (open access) | Select enclaves (The Ridges, RRCC) | Select enclaves | Select enclaves (MacDonald Highlands) |
| New Construction | Primarily resale | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| State Income Tax | 0% (Nevada) | 0% (Nevada) | 0% (Nevada) | 0% (Nevada) |
| Best For | Schools · Trails · Canyon Access | Luxury · Schools · Master Plan | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Ironwood-specific figures are plan-record values; city and broader market figures are GLVAR/Census data. Last updated June 2026.
Cost of Ownership
What Will Ironwood 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 Ironwood at The Cliffs Payment
$6,058
Illustrative Monthly Payment
- Principal & Interest$5,090
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$319
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 Ironwood at The Cliffs?
West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway give Ironwood residents fast multi-directional valley access. The mean Las Vegas commute runs about 25 minutes per U.S. Census ACS data — and most Ironwood destinations beat that. Downtown Summerlin is five minutes east; the Strip is twenty via Summerlin Parkway; Harry Reid Airport is about thirty.
Drive Times from Ironwood at The Cliffs
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~10 minRed Rock Resort (Station Casinos)W Charleston Blvd → Rampart
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~30 minHendersonI-215 east
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 Ironwood at The Cliffs?
Most Ironwood purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Financed buyers need the two-HOA document review cycle — master association and sub-association packages — which adds a few days compared to a single-association community. Jumbo appraisals sometimes take a bit longer because The Cliffs trades only a handful of homes per month, limiting direct comparable selection. Our team coordinates both HOA questionnaire turnarounds simultaneously to avoid sequencing delays.
Quick Answer
What down payment do you need to buy in Ironwood at The Cliffs?
Most Ironwood buyers put down 10–20%. At an $850,000 entry price, plan roughly $85,000 (10%) to $170,000 (20%) for a conventional loan. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans — a meaningful advantage for military relocation buyers. Get pre-approved at the correct loan tier before touring; sellers in The Cliffs review financing depth, not just offer price.
Ironwood at The Cliffs FAQ — 18 Answers
What Do Ironwood at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Ironwood at The Cliffs?
The 89135 ZIP area carried a median list price near $898,550 in September 2026 per Las Vegas REALTORS MLS data. Ironwood homes range $850,000 to $1.4 million depending on floor plan, lot size, and upgrade level. Adjacent Cliffs new-construction parcels may carry builder incentive credits — verify current offers with the on-site sales team.
What is Ironwood at The Cliffs known for?
Ironwood is The Cliffs village's mid-tier single-family offering: contemporary desert architecture, open-concept floor plans from national builders, HOA dues of $100–$250 per month that fund the 150+ mile Summerlin trail network, and a location five minutes from Downtown Summerlin. The neighborhood sits inside one of America's highest-ranked master plans — Howard Hughes Corporation's Summerlin — without the premium pricing of guard-gated enclaves like The Ridges.
Is Ironwood at The Cliffs guard-gated?
No — Ironwood is an open-access single-family neighborhood within The Cliffs village. The community does benefit from Summerlin-wide master-plan infrastructure, HOA-maintained common areas, and trail connections, but there is no staffed gate or perimeter wall around Ironwood itself. Buyers seeking 24-hour gated security within Summerlin should also explore Red Rock Country Club (from $1.2M) or The Ridges (from $2M), both about ten minutes away.
What are HOA fees in Ironwood at The Cliffs?
Budget $100–$250 per month, covering both the Summerlin master-association and the Ironwood sub-association. Those dues fund common-area landscaping, parks, and the trail network that connects every corner of the village. Reserve health and exact assessments vary by sub-association — request the resale package early in escrow. Nevada's standard 30-to-45-day closing window leaves enough time to review it before you waive contingencies.
What schools serve Ironwood at The Cliffs?
Clark County School District assigns Ironwood to John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. The Meadows School, Bishop Gorman, and Faith Lutheran serve the private tier, while Doral Academy Red Rock and Pinecrest Academy round out the charter choices. Zoning can change — verify the current assignment at ccsd.net before you write an offer, and note Sig Rogich's rare top rating for middle schoolers.
What is the average days on market in the Ironwood area?
Homes in the 89135 ZIP area took a median of about 36 days from list to accepted offer in September 2026 per Las Vegas REALTORS MLS data. Treat that as a village-level benchmark: Ironwood itself trades only a handful of sales per month, and premium-upgraded homes priced above $1.2 million may take longer than the ZIP median. Our team tracks every active and pending listing in The Cliffs to advise you on real-time pace before you offer.
What are property taxes like in Ironwood at The Cliffs?
Nevada's effective rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $850,000 Ironwood entry home that means approximately $4,250–$6,375 per year — a fraction of what a comparable home carries in California, where effective rates often exceed 1% without the 3% growth cap.
How does Nevada's tax climate compare to California for Ironwood buyers?
The gap is significant: California's top marginal state income tax is 13.3% per the Franchise Tax Board — Nevada's is zero. A household earning $400,000 saves roughly $40,000+ annually in state income taxes alone. Pair that with Nevada's 0.5–0.75% effective property-tax rate and the 3% annual cap under NRS 361.471, and relocating Californians find that Ironwood's $850K–$1.4M range often delivers meaningfully more home per dollar than comparable Southern California neighborhoods.
What builders are in Ironwood at The Cliffs?
Ironwood at The Cliffs was built by national builders including Toll Brothers and Lennar under the Howard Hughes Corporation master plan for The Cliffs village. Today the neighborhood is predominantly resale, though Howard Hughes continues to develop adjacent Cliffs parcels and new-build opportunities in neighboring Summerlin West villages. Incentive credits and financing buydowns change frequently — call our team for the current builder promotion calendar before touring model homes.
How far is Ironwood at The Cliffs from Downtown Summerlin?
About five minutes via West Charleston Boulevard — Downtown Summerlin's 125+ shops, restaurants, the Las Vegas Ballpark (home of the Las Vegas Aviators), and City National Arena (home practice facility for the Vegas Golden Knights) are all within that short drive. Red Rock Canyon's 13-mile scenic loop and world-class hiking are roughly ten minutes west on Charleston, so Ironwood residents get both the urban amenities and the desert recreation without the trade-off.
Is Ironwood at The Cliffs a good investment?
The Cliffs village benefits from Summerlin's master-plan fundamentals: limited land availability, sustained employer migration to the Las Vegas metro, zero state income tax, and a 3% property-tax cap. Howard Hughes Corporation's disciplined land-release strategy has historically supported appreciation across all Summerlin villages. That said, no past appreciation guarantees future returns; buyers should underwrite the purchase on realistic carrying costs and hold periods, not speculative upside, before committing.
What is The Cliffs village of Summerlin?
The Cliffs is one of Summerlin's western villages near the Red Rock Canyon boundary, characterized by higher-elevation sites, panoramic mountain views, and premium single-family neighborhoods including Ironwood, Jade Ridge, and Sierra Madre. It sits within ZIP 89135 alongside the Strip-facing Summerlin South villages. Howard Hughes Corporation designed The Cliffs to take advantage of the natural terrain — many lots carry genuine views across the Spring Mountains that lower-elevation villages can't replicate.
What outdoor recreation is available near Ironwood?
Three tiers within reach: Summerlin's 150+ mile internal trail system connects every corner of the village for daily runs and rides; Fox Hill Park (disc golf, zip lines, playgrounds) and The Paseos Linear Park sit five to ten minutes away; and Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management with the 13-mile scenic loop, world-class rock climbing, and Calico Basin hiking — is about ten minutes west on West Charleston Boulevard.
Is Ironwood at The Cliffs a good place for families?
Yes — The Cliffs village scores well on every family metric: Sig Rogich Middle School holds a rare 10/10 GreatSchools rating, Palo Verde High is 8/10, Vanderburg Elementary is 8/10, and The Meadows School and Bishop Gorman anchor the private tier. Community parks, trails, and Summerlin's park-to-home ratios rank among the valley's best per Howard Hughes Corporation's master-plan data. The non-gated format also means kids ride bikes to the trail system directly from the neighborhood.
What should I know before buying in Ironwood at The Cliffs?
Four priorities. First, verify school zoning with CCSD before you offer — assignments in growing villages can shift. Second, review two HOA layers: master-association and sub-association dues, reserves, and any pending assessments. Third, if comparing to new construction in adjacent Cliffs parcels, price builder incentives into the total-cost model, not just list price. Fourth, call (702) 637-1759 — with The Cliffs trading only a handful of homes per month, having a team with current comp data is the single biggest edge.
What down payment do you need to buy in Ironwood at The Cliffs?
Most Ironwood buyers put down 10–20%. At an $850,000 entry price, plan roughly $85,000 (10%) to $170,000 (20%) for a conventional loan. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans — a meaningful advantage in a neighborhood where military relocation from Nellis Air Force Base is common. Get pre-approved at the correct tier before touring; sellers here check financing depth, not just offer price.
What does an HOA cost in Ironwood at The Cliffs?
Budget $100–$250 per month, covering both the Summerlin master association and the Ironwood neighborhood sub-association. Combined dues fund community landscaping, trail maintenance, parks, and the master plan's amenity network. Request the full resale package — current dues, reserve funding, and assessment history — early in escrow. One-time transfer fees and capital-contribution charges at closing are separate; price those into your offer math before you sign.
How long does it take to close on a home in Ironwood at The Cliffs?
Most Ironwood purchases close in 30–45 days through Nevada escrow; cash closes in 10–14. Financed buyers add a few days for the two-HOA document review — master and sub-association packages. Jumbo appraisals may run longer given The Cliffs' limited monthly comp set. Our team orders both HOA packages simultaneously so document review never delays your timeline.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Ironwood at The Cliffs?
These are the eight queries Ironwood 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 community facts from Howard Hughes Corporation's master-plan record.
Is Ironwood at The Cliffs in Summerlin?
Yes — Ironwood sits inside The Cliffs village of Summerlin, the Howard Hughes Corporation master plan in western Las Vegas (ZIP 89135). It shares the 150+ mile trail network and master-plan amenities with all Summerlin villages.
What village is Ironwood in?
The Cliffs village — one of Summerlin's western villages near the Red Rock Canyon boundary, known for higher-elevation sites, panoramic views, and direct trail access to the canyon front range.
How many miles of trails does Ironwood have?
Ironwood connects directly to Summerlin's 150+ mile master trail network, which Howard Hughes Corporation developed and maintains across all Summerlin villages. Trails link home to parks, schools, and Downtown Summerlin.
Is Ironwood at The Cliffs good for families?
Yes — Sig Rogich Middle School (10/10) is the zoned CCSD campus, Vanderburg ES is 8/10, and Palo Verde High is 8/10. Fox Hill Park and the trail network add the outdoor family infrastructure that rounds out the school advantage.
Can you see Red Rock Canyon from Ironwood?
Many Ironwood lots in The Cliffs village carry Red Rock Canyon and Spring Mountains views due to the higher-elevation terrain. View quality varies by specific lot and home position — confirm the view corridor in person before you offer.
What is the HOA like at Ironwood?
Ironwood has two HOA layers: the Summerlin master association and the neighborhood sub-association, together totaling $100–$250 per month. Request both resale packages in escrow; review dues, reserves, and any pending assessments before waiving contingencies.
Are there guard gates at Ironwood at The Cliffs?
No — Ironwood is an open-access neighborhood. There is no staffed gate. Buyers who require 24-hour gated security within Summerlin should compare Red Rock Country Club (from $1.2M) or The Ridges (from $2M), both about ten to fifteen minutes away.
How far is Ironwood from the Strip?
About twenty minutes via Summerlin Parkway and I-15 south — faster than most Summerlin West villages. Harry Reid International Airport adds roughly ten more minutes via I-215. Call (702) 637-1759 to schedule a tour; we coordinate access with same-day notice.
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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 Ironwood at The Cliffs?
Compare Ironwood with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning so you can judge whether a guard gate, a golf community, or a lower entry point actually buys you more of what matters.
More Summerlin communities
- Jade Ridge
- Kestrel
- Kestrel Commons
- La Madre Peaks
- Madison Place
- Magnolia
- Mockingbird
- Nighthawk
- Nova Ridge
- Oluna
- Onyx Point
- Osprey Ridge
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Summerlin Communities Can You Explore A–Z?
Ironwood at The Cliffs is one neighborhood within The Cliffs village of Summerlin (ZIP 89135). The pages below cover adjacent Cliffs neighborhoods, the full master plan, guard-gated enclaves like Red Rock Country Club and The Ridges, and the broader Las Vegas and Henderson markets — useful context before narrowing your search.
KEEP LEARNING
What Else Should You Read About Ironwood at The Cliffs?
These guides extend the research most Ironwood buyers do next — understanding Summerlin's full village lineup, comparing guard-gated enclaves like Red Rock Country Club and The Ridges, and mapping the broader Las Vegas buying process. Each is sourced from primary LVR MLS data and Howard Hughes Corporation master-plan records.
MASTER PLAN GUIDE
Summerlin Community Hub
Every Summerlin village, builder, school, and trail in one place — the complete buyer's guide to the master plan.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging where The Cliffs sits on the spectrum.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, rates, and where the market is heading this year.
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 Ironwood at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. Because Ironwood is a neighborhood-level community within ZIP 89135, we present ZIP-area statistics as area benchmarks — never neighborhood-only claims — and omit per-neighborhood medians that small monthly samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP 89135 (The Cliffs, Summerlin area). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan record: trail mileage, village structure, developer data, and community infrastructure. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Ironwood is not separately tabulated). census.gov/quickfacts
- Clark County School District (CCSD) — School zoning assignments for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings and test score data for The Cliffs village zoned campuses. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and the effective rate calculation 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 data. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for context. fbi.gov/ucr
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. 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