California Relocators
- Zero Nevada income tax vs 13.3% California top rate
- Contemporary master-plan homes at fraction of CA pricing
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and school-boundary checks
The Cliffs, Summerlin
Jade Ridge at The Cliffs Homes For Sale
Nevada's #1 team for Jade Ridge real estate. Search contemporary single-family homes on elevated lots in The Cliffs village of Summerlin — five minutes from Downtown Summerlin, ten from Red Rock Canyon.
MEDIAN LIST PRICE (ZIP 89135)
$899K
LVR / GLVAR via Repliers, as of September 13, 2026
JADE RIDGE PLAN RANGE
$900K–$1.5M
Community plan record
VILLAGE
The Cliffs
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 Jade Ridge at The Cliffs at a Glance?
Jade Ridge at The Cliffs is a contemporary single-family neighborhood in Summerlin's elevated western village, ZIP 89135, with homes priced $900K–$1.5M and a 44-day median DOM per Las Vegas REALTORS, master-developed by Howard Hughes Corporation. The takeaways below unpack the village, the schools, and the Red Rock Canyon lifestyle ten minutes west.
- The village: Jade Ridge is part of The Cliffs — Summerlin's newest western village tier with elevated lots, desert views, and direct trail-system connectivity.
- The price band: $900K–$1.5M for contemporary single-family homes; entry resales start near $900K with view-premium lots pushing toward $1.5M.
- Best for: move-up families wanting Summerlin schools and trails, California relocators trading coastal taxes for master-plan living, and outdoor enthusiasts near Red Rock Canyon.
- No guard gate: Jade Ridge is non-gated — buyers who want a staffed gate in Summerlin cross-shop The Ridges (from ~$2M) or Red Rock Country Club.
- Do your homework: HOA has two tiers (master + sub, $110–$260/mo), school zoning should be confirmed with CCSD, and jumbo financing applies above the conforming limit.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Jade Ridge at The Cliffs Homes for Sale?
Jade Ridge at The Cliffs sits in ZIP 89135 on Summerlin's elevated western edge, with homes typically priced $900K–$1.5M. Active listings are tracked daily according to Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal filtered to ZIP 89135.
PRICE DISTRIBUTION
How Many Jade Ridge Area Homes Sell in Each Price Range?
ZIP 89135 skews strongly toward move-up pricing — nearly all active inventory lands above $700K per Las Vegas REALTORS MLS data, with the bulk concentrating in the $900K–$1.5M band where Jade Ridge homes typically fall. The price tiers below show where buyer competition concentrates across The Cliffs village area.
Browse Jade Ridge at The Cliffs Listings
How Can You Find a Jade Ridge Home by Type, Lifestyle & Price?
Active listings in ZIP 89135 break down into contemporary single-family homes across The Cliffs village sub-sections, priced $700K–$2M+ with Jade Ridge homes typically $900K–$1.5M — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Use the filters to narrow by bedrooms, price, or lot type.
Which The Cliffs Village Sections Should You Explore?
The Cliffs village contains several neighborhood sections including Jade Ridge, Oluna at The Cliffs, and Siena Hills. Each card links to the most relevant hub or live search.
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Jade Ridge Listings First?
Custom alerts by price, beds, and view orientation — no spam, unsubscribe anytime. The Cliffs village inventory in ZIP 89135 moves steadily; the right Jade Ridge home can appear and go under contract within days of listing. Alert subscribers see it within hours.
- 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 Jade Ridge at The Cliffs, Summerlin?
The Answer
Living in Jade Ridge means contemporary homes on elevated lots with Red Rock Canyon views, five minutes from Downtown Summerlin and ten from the canyon trailheads — inside The Cliffs village, master-developed by Howard Hughes Corporation. Palo Verde High School zoning and 150-plus miles of Summerlin trails make it a natural fit for families and outdoor buyers in ZIP 89135.
What is Jade Ridge at The Cliffs known for?
Jade Ridge is known for its elevated lot positions with Red Rock Canyon and desert views, contemporary desert architecture, and direct access to Summerlin's 150-plus-mile trail network — all within a five-minute drive of Downtown Summerlin's 125-plus shops and restaurants.
Who should live in Jade Ridge at The Cliffs?
Move-up families targeting Palo Verde High zoning and top-rated Summerlin schools, California relocators trading coastal taxes for master-plan living near Red Rock Canyon, and outdoor enthusiasts who want daily trail and canyon access without sacrificing urban convenience.
What is daily life like in Jade Ridge?
Mornings on Summerlin's trail system, errands and dining at Downtown Summerlin five minutes away, weekend hikes at Red Rock Canyon ten minutes west, and evenings at City National Arena or Las Vegas Ballpark — all without the commute overhead of more remote Summerlin villages.
Location
Where Is Jade Ridge at The Cliffs
Jade Ridge sits in The Cliffs village on Summerlin's elevated western edge, ZIP 89135, in the City of Las Vegas. Elevated terrain runs along the Summerlin escarpment with views toward Red Rock Canyon to the west and the Las Vegas Valley to the east. About fifteen miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Las Vegas Strip
20
Min
Harry Reid Airport
30
Min
Summerlin Hospital
10
Min
Jade Ridge at The Cliffs
At a Glance$898,550
Median List Price (ZIP 89135)
36
Days on Market (89135)
$900K–$1.5M
Plan Price Range
$110–$260/mo
HOA (master + sub)
- Setting
- Non-gated single-family, The Cliffs village
- ZIP Code
- 89135
- Village
- The Cliffs, Summerlin
- Established
- 2000s
- Developer
- Howard Hughes Corporation
- Gate
- None (non-gated)
- HOA
- $110–$260/mo (master + sub)
- Schools
- CCSD — Vanderburg ES / Rogich MS / Palo Verde HS
- Trail Access
- 150+ mi Summerlin trail network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock
- ~10 min
Quick Answer
Is Jade Ridge at The Cliffs a good place to live?
Yes — especially for families, outdoor enthusiasts, and California relocators. Jade Ridge pairs contemporary homes on elevated lots with Summerlin's 150-plus-mile trail network, Palo Verde High School zoning, and Red Rock Canyon ten minutes west. The trade-offs are real — entry pricing near $900K, no guard gate, and a twenty-minute Strip commute — but for buyers who prioritize schools, trails, and master-plan quality over centrality, few Las Vegas addresses compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Jade Ridge at The Cliffs?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a $66,820 median household income. The Cliffs village skews higher — community records show a median age near 38 and average household income above $110,000, reflecting the move-up, professional, and California-relocator profile defining The Cliffs buyer.
The Census does not tabulate Jade Ridge separately, so Las Vegas citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within The Cliffs village, our closing data shows a mix of move-up Las Vegas families, professionals relocating from California for the tax savings, and outdoor-oriented buyers drawn to Red Rock Canyon access and Summerlin's trail network.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$900K
vs Clark Co value $391K
89135
The Cliffs village
656,274
parent city (Census)
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Jade Ridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Jade Ridge at The Cliffs Area Growing?
The Cliffs village is still developing — Howard Hughes Corporation controls land release, preventing oversupply — while its parent city Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts. Summerlin West and The Cliffs village remain the primary direction of new rooftop growth in the Las Vegas metro.
656,274Las Vegas residents (Census)
22,500Summerlin master-plan acres
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Summerlin's controlled development model — Howard Hughes Corporation stages land release to prevent oversupply — has kept The Cliffs village values supported while surrounding corridors mature. The result for Jade Ridge buyers is a master plan that keeps improving around them: new parks, trail extensions, and retail at Downtown Summerlin — all within five minutes.
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 Jade Ridge at The Cliffs Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Cliffs village trades against. ZIP 89135 cards report the community-level benchmarks: approximately $1,000,000 median list and 44 median days on market.
Median List Price
$1,000,000 median across ZIP 89135, June 2026
Source: Las Vegas REALTORS
Days on Market
44 median days in ZIP 89135; move-up tier trades slower than citywide average
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Steady move-up volume in The Cliffs village per LVR monthly reports
vs September 2025
Source: Las Vegas REALTORS
The long view: Jade Ridge 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)
$1.0M
MEDIAN LIST (89135)
89135
THE CLIFFS ZIP CODE
< 1 hr
OUR RESPONSE TIME
MOVE-UP MARKET
Get matched with a
Cliffs village specialist.
Market Competitiveness
How Competitive Is the Jade Ridge at The Cliffs Market Right Now?
The Cliffs village is a measured market — 44 median days on market in ZIP 89135 per Las Vegas REALTORS data reflects deliberate move-up buyers who research carefully before writing. Well-priced homes in The Cliffs with strong views or upgraded finishes move faster; homes that need work or are priced above comps sit longer.
52Measured Move-Up Market
- 44 daysZIP 89135 median DOM (sold)
- $899KMedian list price, ZIP 89135
- $900K–$1.5MJade Ridge plan price range
- 89135The Cliffs village ZIP code
Is Jade Ridge at The Cliffs Right for You?
Who Should Buy a Home in Jade Ridge at The Cliffs?
Jade Ridge is a move-up neighborhood inside The Cliffs village — it rewards specific buyer types over others. Six profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Type Is the Best Fit for Jade Ridge at The Cliffs?
Move-Up Las Vegas Families
- Palo Verde HS (8/10) and Vanderburg ES (8/10) zoning
- Doral Academy Red Rock (9/10) charter option nearby
- Fox Hill Park and 150-mile trail network at the doorstep
- More square footage and lot size than inner Summerlin villages
Outdoor Enthusiasts
- Ten minutes to Red Rock Canyon's BLM scenic loop
- Summerlin's 150-plus-mile trail system from the doorstep
- TPC Summerlin golf fifteen minutes east
- Mount Charleston ski and hiking 45 minutes north
Executives & Professionals
- Five minutes to Downtown Summerlin corporate corridor
- Ten minutes to Summerlin Hospital Medical Center
- Twenty minutes to Strip resort employment core
- Contemporary elevation and views to decompress after the commute
Long-Hold Investors
- Howard Hughes Corporation controls land release — limited new supply
- The Cliffs village appreciation track record
- California migration into Las Vegas metro ongoing
- Exit liquidity through Summerlin's deep buyer pool
Downsizers From California
- Trade CA property taxes for NV's 0.5–0.7% + 3% cap
- Single-level floor plans available in The Cliffs
- HOA handles exterior common areas — less maintenance
- Downtown Summerlin dining and entertainment steps from home
Best Fit For
- California relocators — contemporary master-plan living at a fraction of CA coastal pricing, plus zero state income tax and a 3% property-tax cap on primary residences.
- Move-up families — Palo Verde High School zoning, Doral Academy Red Rock charter option, Fox Hill Park, and Summerlin's 150-plus-mile trail network.
- Outdoor enthusiasts — ten minutes to Red Rock Canyon, 150-plus trail miles from the doorstep, TPC Summerlin golf fifteen minutes east.
- Executives and professionals — five minutes to Downtown Summerlin's corporate corridor, ten to Summerlin Hospital, and contemporary elevated homes with desert views to come home to.
- Long-hold buyers — Howard Hughes Corporation's controlled land release limits new supply — structural scarcity that supports well-bought positions over time.
- Downsizers from high-tax states — eliminate state income tax, cut property taxes to 0.5–0.7% with a 3% cap, and land in a master plan with walkable retail and dining five minutes away.
Ready to explore homes in Jade Ridge at The Cliffs? Our team knows every section of The Cliffs village, every school boundary, and every active listing in ZIP 89135.
Start Your Home SearchPros
- Closest Summerlin village to Red Rock Canyon — ten minutes to the BLM scenic loop trailhead
- Elevated lots with Red Rock Canyon and desert views that flat Summerlin sections cannot offer
- Howard Hughes Corporation master plan: controlled land release, design standards, ongoing infrastructure investment
- Palo Verde High School (8/10) zoning with Doral Academy Red Rock (9/10) as a charter alternative
- Five minutes to Downtown Summerlin — 125-plus shops, restaurants, City National Arena, Las Vegas Ballpark
- 150-plus-mile Summerlin trail network directly accessible from the neighborhood
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Entry near $900K is a move-up price point — not suitable for first-time buyers or entry-level buyers
- No guard gate — buyers who want a staffed entry should cross-shop The Ridges or Red Rock Country Club
- Twenty-minute Strip commute — longer than more central Las Vegas neighborhoods
- HOA has two tiers (master + sub) requiring early document review in escrow
- Jumbo financing required above ~$766,550 — budget 20–25% down plus reserves
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do The Cliffs Village Neighborhoods Compare?
A side-by-side of The Cliffs village sections — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: individual section inventory is thin month-to-month, so we publish entry points and lifestyle fit rather than unreliable per-section medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Jade Ridge at The Cliffs | $900K–$1.5M | n/a* | n/a* | n/a* | Move-up · Elevated lots |
| Oluna at The Cliffs | $900K–$1.5M+ | n/a* | n/a* | n/a* | New construction · Premium |
| The Cliffs (full village) | $700K–$2M+ | n/a* | n/a* | n/a* | Village hub · All price points |
| 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* | Guard-gated · Ultra-luxury |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP 89135 benchmarks: 44-day median DOM, ~$1.0M median list.
Neighborhood Deep Dive
What's Inside The Cliffs Village Neighborhoods?
Submarket 1
Jade Ridge at The Cliffs
Contemporary single-family homes on The Cliffs escarpment with Red Rock Canyon and desert views — the neighborhood this page covers, and the core of The Cliffs village move-up market.
Browse Jade Ridge at The Cliffs homes →$900K–$1.5MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Oluna at The Cliffs
The newer phase of The Cliffs village — active new-construction opportunities for buyers who want The Cliffs elevated position with brand-new finishes and builder incentives.
Browse Oluna at The Cliffs homes →$900K–$1.5M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs (full village)
The full Cliffs village spans several sections from entry single-family to premium elevated estates — the hub page covers all sections, schools, parks, and trail access in one place.
Browse The Cliffs (full village) homes →$700K–$2M+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 within The Cliffs village area — two Arnold Palmer courses, staffed gate, and a premium price tier for buyers who want security on top of The Cliffs elevation.
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 community with Bear's Best golf — the premium alternative for buyers who want the full staffed-gate experience at a $2M+ entry point.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Red Rock Canyon — The Natural Anchor
No other Summerlin village puts the Bureau of Land Management's 195,000-acre Red Rock Canyon National Conservation Area as close as The Cliffs. Ten minutes from Jade Ridge to the scenic loop entrance — the 13-mile BLM drive, world-class hiking from beginner to expert, and climbing routes that draw athletes from across the country.
Browse Red Rock Canyon — The Natural Anchor homes →~195KAcres, Red Rock Canyon
10Minutes from Jade Ridge
13Mile BLM Scenic Loop
300Sunshine Days Per Year
#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 Code 89135 (The Cliffs Village) Break Down?
ZIP 89135 covers The Cliffs village and adjacent Summerlin West sections — a move-up corridor where the vast majority of homes are priced above $700K. The table below breaks the ZIP into its real pricing tiers, from The Cliffs elevated sections to newer adjacent phases, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Jade Ridge at The Cliffs — contemporary single-family on elevated lots | $900K–$1.5M | n/a* | 44 (ZIP-area) | Included in ZIP total | n/a* |
| 89135 | Oluna at The Cliffs — newer phases, active construction | $900K–$1.5M+ | n/a* | 44 (ZIP-area) | Included in ZIP total | n/a* |
| 89135 | Red Rock Country Club — guard-gated golf community | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | The Ridges — ultra-luxury guard-gated | From $2M | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark — The Cliffs village combined | ~$1,000,000 list | — | 44 | Per LVR monthly | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Section-level $/SF and year-over-year change are intentionally omitted: neighborhood-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Jade Ridge at The Cliffs?
The Cliffs village still has active phases — Howard Hughes Corporation stages land release carefully, so new inventory does appear, though resale is the primary market for Jade Ridge. Buyers seeking brand-new construction in The Cliffs or adjacent Summerlin West villages should ask our team for current phase availability. Incentives change monthly.
Luxury & Move-Up
Toll Brothers
Closest luxury production profile to Jade Ridge resale
Family & Mid-Market
Lennar
Broadest new-build selection in Summerlin West
Design-Forward Move-Up
Tri Pointe Homes
Contemporary design buyers cross-shop against Jade Ridge resale
Move-Up
William Lyon / Taylor Morrison
Original Jade Ridge builder — now resale only in this section
Family
Richmond American
Value-oriented new builds outside The Cliffs price tier
Outdoor Recreation
What Outdoor Amenities Does Jade Ridge at The Cliffs Offer?
Jade Ridge's outdoor lifestyle is the strongest of any Summerlin village — Red Rock Canyon ten minutes west, 150-plus trail miles at the doorstep, and Fox Hill Park adjacent. The Bureau of Land Management manages the 195,000-acre Red Rock Canyon conservation area, with 300 days of annual sunshine for year-round use.
~10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking, and climbing routes from beginner to elite, managed by the Bureau of Land Management.
ADJACENT
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
The Cliffs village's anchor park — adventure playground with zip lines, disc golf, picnic areas, and trail connections into the Summerlin network.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Desert gardens, dog-friendly walking trails, and open space that link multiple Summerlin villages through the linear park corridor.
AT DOORSTEP
Summerlin Trail Network
150+ milesWalking · Biking · Community accessFree
The valley's most extensive community trail system — connects Jade Ridge directly to parks, schools, Downtown Summerlin, and neighboring villages across 22,500 master-plan acres.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's shopping, dining, and events hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and City National Arena all within the complex.
10 MIN
TPC Summerlin Golf Club
18 holesChampionship golfMember/guest
Home of the PGA Tour's Shriners Children's Open — one of the most celebrated tournament courses in the Las Vegas Valley, a short drive east on Summerlin Parkway.
15 MIN
Las Vegas National Golf Club
18 holesPublic golfPublic daily fee
Historic public course in the heart of Las Vegas — an accessible golf option for residents who want course time without a club commitment.
~45 MIN
Mount Charleston
Spring Mountains NRAHiking · Snow · Cool tempsFree / NF fee
The Las Vegas Valley's high-elevation escape — up to 11,918 feet of Spring Mountain terrain, cool summers, and winter snow accessible year-round via US-95 north.
The Jade Ridge Lifestyle
What Does a Weekend in Jade Ridge at The Cliffs Look Like?
Three moods within minutes: a morning loop on Summerlin's trail network from Fox Hill Park, weekend hiking at Red Rock Canyon ten minutes west per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes away — City National Arena events and Las Vegas Ballpark games on weekend evenings.
150+Miles of Summerlin Trails
10Minutes to Red Rock Canyon
5Minutes to Downtown Summerlin
$0Nevada State Income Tax
THIS WEEKEND'S OPEN HOUSES
Can You Tour Jade Ridge at The Cliffs Homes This Weekend?
Open houses do occur in The Cliffs village, though the move-up market means most sellers prefer appointment-only showings coordinated with the listing agent. Set up instant alerts to get notified the moment a Jade Ridge home schedules an open house — or browse every active listing now and let us arrange private showings.
Planning a move
What Should I Verify Before Moving to Jade Ridge 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 Jade Ridge 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 Jade Ridge at The Cliffs Economy?
Jade Ridge residents plug into Summerlin's professional economy: executives, physicians, entrepreneurs, and California relocators rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income above $110,000 — with The Cliffs village skewing higher toward the move-up professional profile.
$110,000+Avg household income, The Cliffs areaNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorCorporate, medical & retail employment
20 minTo Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Jade Ridge Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes east on Summerlin Parkway
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes from Jade Ridge
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations at the Summerlin gateway, about fifteen minutes east
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway and I-15
- Clark County School District (west region)Summerlin-area campuses including Palo Verde High School and John C. Vanderburg Elementary
- Howard Hughes CorporationOngoing master-plan development, leasing, and asset management for Summerlin's 22,500-acre footprint
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Jade Ridge at The Cliffs Compare to Summerlin, Las Vegas & Henderson?
If you're weighing Jade Ridge against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Jade Ridge wins on outdoor access and Red Rock Canyon proximity; Summerlin West wins on new construction; Henderson wins on citywide safety stats — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Jade Ridge (The Cliffs) | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Plan Price Range | $900K–$1.5M | From $350K (varies widely) | From $250K | From $300K |
| ZIP Median List | ~$1.0M (89135) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market | 44 (ZIP 89135) | 21 | 20 | 21 |
| Guard-Gated Option | Nearby (The Ridges, RR CC) | Yes (The Ridges, RR CC) | Select enclaves | Select enclaves (MacDonald Highlands) |
| Distance to Red Rock Canyon | ~10 min | ~15–20 min (varies) | ~20–30 min | ~35–45 min |
| New Construction | Limited (some Cliffs phases) | Very High (Summerlin West) | Moderate | Very High (Cadence, Inspirada) |
| Trail Network | 150+ mi Summerlin system | 150+ mi Summerlin system | Select areas | Select areas |
| Best For | Red Rock access · Schools · Outdoors | Schools · Luxury · Master plan | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Jade Ridge figures are community plan-record values; city and county demographics are sourced from Census and LVR. Last updated June 2026.
Cost of Ownership
What Will Jade Ridge 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 Jade Ridge Payment
$5,972
Illustrative Monthly Payment
- Principal & Interest$5,322
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$0
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 Jade Ridge at The Cliffs?
The Cliffs village sits on Summerlin's western edge with West Charleston Boulevard, Summerlin Parkway, and the I-215 Beltway providing fast multi-directional access. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Jade Ridge destinations inside Summerlin beat that comfortably.
Drive Times from Jade Ridge at The Cliffs
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
- ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy east
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~30 minHarry Reid Intl AirportI-215 South
- ~25 minDowntown Las VegasUS-95 east
- ~45 minMount CharlestonUS-95 north → SR-157
- ~35 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 Jade Ridge at The Cliffs?
Most Jade Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 7–14 days. Jumbo loans on higher-priced Cliffs homes may need extra appraisal time when comparable sales are limited. Nevada escrow does not require an attorney — a licensed escrow officer handles the process, keeping timelines and costs predictable.
Quick Answer
What down payment do you need to buy in Jade Ridge at The Cliffs?
Most Jade Ridge buyers put down 10–20%. On a $1,000,000 home that means $100,000–$200,000; homes above the conforming jumbo threshold (~$766,550 in 2026) require 20–25% down with reserves. VA loans allow 0% for eligible veterans. Get pre-approved before touring — The Cliffs village inventory moves steadily and sellers favor buyers with clean, verified financing in hand.
Jade Ridge at The Cliffs FAQ — 18 Answers
What Do Jade Ridge at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Jade Ridge at The Cliffs?
The median home price in Jade Ridge sits around $898,550 per Las Vegas REALTORS MLS data for ZIP code 89135 — a reflection of The Cliffs village's elevated lot positions and larger contemporary floor plans. Entry-level resales start near $900,000 while newer or view-premium homes push toward $1.5 million. Call Nevada Real Estate Group at (702) 637-1759 for live Jade Ridge comparables before writing an offer.
Is Jade Ridge at The Cliffs guard-gated?
No — Jade Ridge is a non-gated single-family neighborhood within The Cliffs village of Summerlin. Security comes from the master plan's community design: quiet cul-de-sac streets, low through-traffic, and Summerlin's overarching HOA oversight rather than a staffed gate. Buyers who want a guard-gated address inside Summerlin typically look at The Ridges or Red Rock Country Club, both within The Cliffs village area at higher price points.
What village is Jade Ridge part of in Summerlin?
Jade Ridge belongs to The Cliffs village — one of Summerlin's newest and most elevated village groupings, developed by Howard Hughes Corporation in ZIP 89135. The Cliffs sits on Summerlin's western edge, with elevated terrain offering Red Rock Canyon views, trail-system connectivity, and a five-minute drive to Downtown Summerlin's 125-plus shops and restaurants. Village membership means shared parks, trail links, and master-association amenity access.
What are HOA fees in Jade Ridge at The Cliffs?
Budget $110–$260 per month for Jade Ridge HOA dues, combining the Summerlin master association fee with the sub-association covering common-area maintenance, landscaping, and village amenity access. Exact dues, reserve balances, and any pending special assessments vary by sub-association — always request the full resale package during due diligence. Our team reviews HOA documents on every Jade Ridge file so there are no surprise carrying costs at closing.
What schools serve Jade Ridge at The Cliffs?
Clark County School District serves Jade Ridge with John C. Vanderburg Elementary, Sig Rogich Middle School, and Palo Verde High School (8/10 per GreatSchools) covering the area. Private options include The Meadows School and Bishop Gorman High School; charters include Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada. Always confirm zoning with CCSD directly — our team includes a school-boundary check in every buyer file as standard.
How far is Jade Ridge from the Las Vegas Strip?
Jade Ridge is approximately twenty minutes from the Strip via Summerlin Parkway and I-15. Harry Reid International Airport runs about thirty minutes via I-215 South. Downtown Summerlin's shops and restaurants are roughly five minutes away, and Red Rock Canyon's scenic loop trailhead is about ten minutes west. Most residents complete daily errands entirely within Summerlin before considering the drive east to the resort corridor.
What is the property tax rate in Jade Ridge?
Nevada property taxes are low by national standards — the effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada Revised Statutes 361.471 caps annual primary-residence tax increases at 3%. On a $898,550 Jade Ridge home that translates to approximately $5,000–$7,000 per year — a fraction of the tax burden on a comparable California home, and a meaningful advantage for households relocating from the Bay Area or Southern California.
How does Jade Ridge compare to other Summerlin villages?
Jade Ridge sits in The Cliffs — Summerlin's newest western village tier — which commands a premium over older inner villages due to larger lots, contemporary architecture, and elevated terrain near Red Rock Canyon. The Paseos and The Arbors offer similar single-family living at lower price points ($500K–$900K). The Ridges and Red Rock Country Club are the guard-gated luxury tier starting near $1.2M–$2M. Jade Ridge targets the move-up buyer who wants The Cliffs elevation and finishes without a guard-gated price.
What are property taxes like compared to California?
The tax advantage is substantial. California's top state income tax is 13.3% per the California Franchise Tax Board — Nevada's is zero. On the property side, Nevada's effective rate of roughly 0.5–0.7% compares favorably to California's base 1.0% plus local bonds and assessments that routinely push effective rates above 1.2–1.5%. A Jade Ridge household earning $300,000 annually saves roughly $28,000–$40,000 per year in state income tax alone versus a Bay Area peer.
Is Jade Ridge at The Cliffs a good investment?
The Cliffs village has shown strong appreciation driven by limited supply — Howard Hughes Corporation controls land release, preventing oversupply — and growing demand from California relocators and move-up Las Vegas buyers. Jade Ridge's elevated lots and contemporary floor plans are harder to replicate as buildable land in western Summerlin shrinks. For buyers with a 5-plus-year horizon, structural scarcity and the master plan's ongoing investment in trails, parks, and retail support the investment thesis.
What is daily life like in Jade Ridge at The Cliffs?
Mornings often start on Summerlin's 150-plus-mile trail network, which links Jade Ridge directly to parks, schools, and Downtown Summerlin. Weekends offer hiking at Red Rock Canyon ten minutes west, golf at TPC Summerlin or Las Vegas National, and events at City National Arena and Las Vegas Ballpark — both minutes from Downtown Summerlin. Evenings pull residents east to the Strip's dining and entertainment or keep them in Summerlin's local restaurant scene.
Is Jade Ridge at The Cliffs safe?
Yes — The Cliffs village benefits from Summerlin's master-plan design: quiet residential streets, low through-traffic, and the physical separation from commercial corridors that characterizes the west valley's safest suburbs. Benchmark the surrounding area using FBI Uniform Crime Reporting data. According to Clark County Metro statistics, Summerlin-area communities consistently track below Las Vegas citywide averages for both violent and property crime.
What outdoor recreation is near Jade Ridge at The Cliffs?
The Cliffs village sits closest to Red Rock Canyon National Conservation Area — about ten minutes to the scenic loop entrance — managed by the Bureau of Land Management across roughly 195,000 acres of Mojave wilderness. The Summerlin trail network connects Jade Ridge to Fox Hill Park, The Paseos Linear Park, and a dozen community parks. TPC Summerlin and Las Vegas National Golf Club are about fifteen minutes east for residents who want course access.
What builder constructed homes in Jade Ridge at The Cliffs?
Jade Ridge was developed within the Howard Hughes Corporation Summerlin master plan in the 2000s. National builders including Toll Brothers, Lennar, and William Lyon Homes (now Taylor Morrison) constructed homes across The Cliffs village using Summerlin's design-review standards — contemporary desert architecture, desert-palette exteriors, and energy-efficient systems. Resale buyers today benefit from established landscaping and mature community character that newer Summerlin West phases are still developing.
Can Nevada Real Estate Group help me buy or sell in Jade Ridge at The Cliffs?
Yes — call (702) 637-1759 or start your search at our live MLS portal. Nevada Real Estate Group has represented buyers and sellers throughout The Cliffs village for years and tracks every Jade Ridge closing, HOA document, and pricing trend. Our team handles gate-access coordination (for nearby gated communities), virtual tours for out-of-state buyers, and school-boundary verification on every file. We are Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in volume.
What down payment do I need for a Jade Ridge home?
Most Jade Ridge buyers put down 10–20%. On a $898,550 home that means $100,000–$200,000 at conventional conforming limits; homes above the jumbo threshold (~$766,550 in 2026) need 20–25% down with reserves. VA loans allow 0% for eligible veterans. Get pre-approved before touring — The Cliffs inventory moves steadily, and sellers favor buyers with verified financing.
How long does it take to close on a Jade Ridge home?
Most Jade Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers close in 7–14 days. Jumbo files on higher-priced Cliffs homes sometimes need extra appraisal time. Escrow in Nevada does not require an attorney — a licensed escrow officer handles the transaction, keeping timelines predictable and costs lower than attorney-state closings.
Is Jade Ridge at The Cliffs part of Summerlin HOA?
Yes — all Jade Ridge homes pay both the Summerlin master association fee and a sub-association fee specific to The Cliffs village, totaling $110–$260/mo combined. The master HOA funds trail maintenance, community parks, design standards, and events across Summerlin's 22,500-acre footprint. The sub-association covers neighborhood landscaping and common areas. Request the full resale package — dues, reserves, CC&Rs — early in escrow.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Jade Ridge at The Cliffs?
These are the eight queries Jade Ridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
Is Jade Ridge at The Cliffs guard-gated?
No — Jade Ridge is a non-gated single-family neighborhood in The Cliffs village. Buyers who want a staffed gate inside Summerlin cross-shop The Ridges (from $2M) or Red Rock Country Club (from $1.2M), both nearby.
What village is Jade Ridge in?
Jade Ridge is in The Cliffs village — Summerlin's newest and most elevated village grouping on the western escarpment, ZIP 89135, developed by Howard Hughes Corporation in the 2000s.
How close is Jade Ridge to Red Rock Canyon?
About ten minutes — The Cliffs village is the closest Summerlin neighborhood to the Bureau of Land Management's Red Rock Canyon National Conservation Area scenic loop entrance. It's the primary outdoor lifestyle draw for Jade Ridge buyers.
What are the HOA fees in Jade Ridge?
Budget $110–$260 per month combined — the Summerlin master association fee plus the sub-association fee for The Cliffs village. Request both resale packages during escrow: dues, reserve study, and assessment history.
What ZIP code is Jade Ridge at The Cliffs?
89135 — The Cliffs village ZIP code in western Summerlin. Using 89135 in your MLS search filters to The Cliffs area and avoids mixing in lower-priced inner Summerlin corridors with very different price points.
Are there new homes for sale in Jade Ridge at The Cliffs?
Jade Ridge proper is primarily resale, though The Cliffs village has active new-construction phases in neighboring sections like Oluna at The Cliffs. Ask our team for the current builder activity in The Cliffs area.
How does Jade Ridge compare to The Paseos in Summerlin?
Jade Ridge is the move-up tier ($900K–$1.5M) while The Paseos offers more entry-level Summerlin living (from ~$450K). Jade Ridge wins on elevation, views, and Red Rock Canyon proximity; The Paseos wins on price and family-oriented park infrastructure.
Is Jade Ridge at The Cliffs a good investment?
For 5-plus-year holds, yes — Howard Hughes Corporation's controlled land release limits new supply, The Cliffs village's elevation and Red Rock Canyon proximity are irreplaceable location advantages, and ongoing California migration into the Las Vegas metro sustains demand.
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 The Cliffs village — from Jade Ridge resales to new-construction phases in neighboring sections. That depth is 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 Jade Ridge at The Cliffs?
Compare Jade Ridge at The Cliffs with neighboring Summerlin villages and nearby Las Vegas communities — from The Cliffs village sections adjacent in ZIP 89135 to Henderson 35 minutes southeast. Each card pairs commute time with price positioning so you can judge whether a different lifestyle actually buys more home for the money.
IN-VILLAGE
The Cliffs (village hub)
$700K–$2M+
Same village as Jade Ridge
View The Cliffs (village hub) →ADJACENT
Oluna at The Cliffs
$900K–$1.5M+
Adjacent section, The Cliffs village
View Oluna at The Cliffs →More Summerlin communities
- Kestrel
- Kestrel Commons
- La Madre Peaks
- Madison Place
- Magnolia
- Mockingbird
- Nighthawk
- Nova Ridge
- Oluna
- Onyx Point
- Osprey Ridge
- Overlook at Stonebridge
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which The Cliffs Village Neighborhoods Can You Explore A–Z?
The Cliffs village spans several neighborhood sections across ZIP 89135 — Jade Ridge, Oluna at The Cliffs, Red Rock Country Club, and The Ridges among them — indexed alphabetically here for orientation. Our team can pull current listings, HOA documents, and school-boundary details for any section on request.
R
- Red Rock Country Club
T
- The Cliffs village (hub)
- The Ridges
KEEP LEARNING
What Else Should You Read About Jade Ridge at The Cliffs?
These guides extend the research most Jade Ridge buyers do next — understanding the broader Summerlin market, comparing luxury enclaves, 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 before committing to The Cliffs village.
Read →MARKET HUB
Summerlin Community Hub
Master-plan data, every Summerlin village, 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 Jade Ridge at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. ZIP 89135 statistics are presented as area benchmarks — not Jade Ridge-only claims — because the community is a sub-section of the broader Cliffs village ZIP code. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list price, days on market, and active/closed counts for ZIP code 89135 (The Cliffs village area). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Jade Ridge is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master-plan data, trail network, village descriptions, and development status. summerlin.com
- 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
- Clark County School District (CCSD) — School zoning, attendance boundaries, and campus information for The Cliffs village area. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for CCSD and private campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California top state income tax rate (13.3%) cited in the relocation tax comparison. ftb.ca.gov
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