Nevada's #1 team for Skystone at The Cliffs real estate. Search luxury contemporary single-family homes on elevated lots with panoramic Red Rock Canyon and Strip views in Summerlin's The Cliffs village, ZIP 89135.
AREA MEDIAN LIST (ZIP 89135)
$1.1M
LVR / GLVAR, September 2026
SKYSTONE PRICE RANGE
$950K–$1.7M
Community plan record
VILLAGE
The Cliffs
Howard Hughes Corporation
DAYS ON MARKET (AREA)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Skystone at The Cliffs is a luxury contemporary single-family neighborhood in The Cliffs village of Summerlin — ZIP 89135 — priced $950K–$1.7M per Las Vegas REALTORS area data, with panoramic Red Rock Canyon and Strip views from elevated lots, master-developed by Howard Hughes Corporation. The takeaways below cover what matters most for Summerlin West buyers.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
ZIP 89135 (The Cliffs village, Summerlin) carries active new-construction and resale homes at the luxury tier per Las Vegas REALTORS MLS data. Skystone's elevated lots and $950K–$1.7M price range sit at the premium end of that market. The newest 89135 listings appear below, refreshed daily from GLVAR, and every active home is searchable in our live portal.
PRICE DISTRIBUTION
Across ZIP code 89135 (The Cliffs village area), the luxury contemporary tier where Skystone competes ranges from $950K to $1.7M per Las Vegas REALTORS MLS data — above the broader 89135 median but consistent with premium elevated-lot pricing in Summerlin West. The bands below show where competition actually concentrates across the ZIP.
The 89135 ZIP code breaks down into several Summerlin West neighborhoods, with Skystone's luxury contemporary tier occupying the $950K–$1.7M elevated-lot segment — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
The Cliffs village encompasses several neighborhoods at different price tiers and lot elevations. Skystone occupies the luxury elevated-lot tier; Ironwood at The Cliffs and other earlier-phase neighborhoods offer lower entry points. Each card links to the most relevant hub or live search.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by view tier, price, beds, and lot orientation — no spam, unsubscribe anytime. Premium elevated lots in The Cliffs village move quickly when priced right, and new construction phase releases sell out before most buyers hear about them. Alert subscribers see new Skystone listings within hours.
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 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.
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 Skystone means luxury contemporary homes on elevated lots with panoramic Red Rock Canyon views, five-minute access to Downtown Summerlin, and the full Howard Hughes Corporation infrastructure — 150 miles of trails, top-rated schools, and the master plan that the Howard Hughes Corporation has refined for over three decades. It's Summerlin's westernmost luxury tier before open desert.
Skystone is known for luxury contemporary floor plans on premium elevated lots, many with panoramic Red Rock Canyon and Strip views, within The Cliffs — one of Summerlin's westernmost and highest-elevation villages. National builders deliver 3,000–5,000+ SF homes with open-concept layouts and desert-contemporary architecture at prices that undercut comparable Bay Area or LA hillside properties by 60–70%.
California relocators who want luxury views without coastal prices, executives needing contemporary space with direct Red Rock access, and families targeting Sig Rogich Middle School (10/10) and Palo Verde High School (8/10) zoning. Buyers who prioritize gated seclusion typically look at The Ridges nearby — Skystone trades the staffed gate for more space and a lower entry price.
Morning hikes or bike rides on Summerlin's 150-mile trail system directly from your front door, five minutes to Downtown Summerlin's shops and restaurants, and an easy ten-minute drive to Red Rock Canyon's scenic loop for more serious outdoor pursuits — all from a luxury contemporary home with Red Rock views framing your western windows.
Skystone at The Cliffs sits in The Cliffs village on Summerlin's western edge in Las Vegas, Nevada, ZIP 89135. The neighborhood occupies elevated terrain along the ridgeline where The Cliffs village meets the Red Rock Canyon conservation corridor — roughly 20 miles from the Strip and 10 miles from Red Rock Canyon's scenic loop entrance.
Quick Answer
Yes — especially for buyers who prioritize views, outdoor access, and top-rated schools. Skystone pairs panoramic Red Rock Canyon and Strip views from elevated lots with access to Summerlin's 150-mile trail network, five-minute proximity to Downtown Summerlin, and Clark County School District campuses including Sig Rogich Middle School (10/10 per GreatSchools). The trade-offs are a 20-minute Strip commute versus more central Las Vegas addresses and open-community living rather than a staffed gate. For view-lot buyers who want contemporary architecture in a master-planned framework, few Summerlin neighborhoods compete at this price.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a citywide median household income of $66,820. The Cliffs village profile runs meaningfully higher: average household income above $110,000, median age around 38, and a 78% owner-occupancy rate reflecting the luxury contemporary ownership base here.
The Census does not tabulate individual Summerlin villages separately, so citywide figures serve as the statistical backdrop. The Cliffs village profile skews young professional and family — buyers who chose the western elevation for the view lots and trail access, and stayed for the school zoning. California relocators represent a consistent share of new Skystone buyers, attracted by Nevada's zero income tax and the $950K–$1.7M pricing relative to Bay Area view-home alternatives.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Cliffs village is not separately tabulated) · Updated
POPULATION & GROWTH
The Cliffs village continues to add new construction phases as Howard Hughes Corporation releases premium lots — growth here is deliberate and supply-managed, which is the land-scarcity argument for buying early in an active phase. Las Vegas as a whole has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin's western villages remain among the most in-demand addresses in the metro.
Howard Hughes Corporation controls land release across all Summerlin villages, including The Cliffs — which means Skystone lots don't compete with a flood of new supply. Each phase releases a finite set of premium elevated lots, and demand from California relocators and valley move-up buyers consistently outpaces that release. Buying in an active phase gives access to the best remaining lot selection; buying resale gives immediate occupancy in an established neighborhood with mature landscaping.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate individual Summerlin villages; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, days on market, and closings from Las Vegas REALTORS MLS data — the benchmark Skystone trades against. ZIP 89135 luxury homes run a median list near $1.1M with roughly 45 days on market; premium view-lot homes trade slower than the broader Summerlin average.
Median List Price
$1,100,000 area median (ZIP 89135 luxury tier), June 2026
Source: Las Vegas REALTORS
Days on Market
~45 days area median; premium view lots trade slower
vs September 2025
Source: Las Vegas REALTORS
Active Supply
Limited by Howard Hughes Corporation land-release discipline
vs September 2025
Source: Las Vegas REALTORS
The long view: Skystone 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.
LUXURY ELEVATED LOTS
Market Competitiveness
The Cliffs village ZIP 89135 is a measured luxury market — not the frenzied multiple-offer pace of entry-level Summerlin, but not a buyer's free-choice environment either. Premium elevated lots with views trade competitively when they surface; interior or lower-elevation lots sit longer. Howard Hughes Corporation controls lot release, keeping supply disciplined.
Skystone isn't for everyone — it's an elevated contemporary neighborhood that rewards specific buyer types: view-lot seekers, outdoor enthusiasts, school-driven families, and California relocators. Five profiles below match lifestyles to the Skystone fit, followed by the honest pros and trade-offs our team walks every client through before their first tour.
Ready to explore homes in Skystone at The Cliffs? Our team knows every active builder phase, lot elevation, and view tier across The Cliffs village.
Start Your Home SearchNeighborhood Comparison
A side-by-side comparison of Skystone at The Cliffs against neighboring Cliffs village communities and nearby Summerlin alternatives — drawn from the community plan record and active-listing data via Las Vegas REALTORS. All price points are entry-level from active MLS data, June 2026.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Skystone at The Cliffs | $950K–$1.7M | n/a* | ~45 | n/a* | Luxury views · New construction |
| Ironwood at The Cliffs | From $700K | n/a* | ~38 | n/a* | Value · The Cliffs village |
| The Ridges, Summerlin | From $2M+ | n/a* | ~60 | n/a* | Ultra-luxury · Guard-gated |
| Red Rock Country Club | From $1.2M | n/a* | ~55 | n/a* | Golf · Guard-gated |
| The Paseos, Summerlin | From $450K | n/a* | ~30 | n/a* | Families · Value |
| Skye Canyon | From $450K | n/a* | ~35 | n/a* | Value · New construction |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Entry points reflect active-listing minimums; actual median and top-of-market figures will vary.
Community Deep Dive
Submarket 1
Premium elevated lots with panoramic Red Rock and Strip views — the luxury-tier new-construction offering in The Cliffs village, with national builders delivering 3,000–5,000+ SF floor plans.
Browse Skystone at The Cliffs homes →Submarket 2
An earlier-phase Cliffs village community at a lower entry point — similar trail access and school zoning as Skystone, with smaller floor plans and less elevated lot positioning.
Browse Ironwood at The Cliffs homes →Submarket 3
Summerlin's most exclusive guard-gated enclave with Bear's Best golf course — the choice for buyers who need a staffed gate and are willing to pay 2–3x the Skystone entry for the privilege.
Browse The Ridges, Summerlin homes →Submarket 4
Guard-gated golf community within Summerlin featuring two Arnold Palmer courses — the primary alternative when buyers want both gated security and Red Rock views.
Browse Red Rock Country Club homes →Submarket 5
Popular Summerlin village known for family-friendly parks and excellent schools at a significantly lower price point — the value alternative for buyers who want the Summerlin infrastructure without the view-lot premium.
Browse The Paseos, Summerlin homes →Submarket 6
A newer master-planned community in northwest Las Vegas at a lower price band — a comparison for buyers who want new construction but step back on the Summerlin premium.
Browse Skye Canyon homes →Submarket 7
The Cliffs is the westernmost major Summerlin village, where the master plan meets the Red Rock Canyon conservation corridor. Elevated terrain, panoramic views, and the closest trail access to Red Rock Canyon of any Summerlin village define the character. Skystone occupies the luxury-contemporary new-construction tier within The Cliffs.
Browse The Cliffs Village — Summerlin's Western Edge homes →STILL DECIDING?
BY ZIP CODE
ZIP code 89135 covers The Cliffs village and adjacent Summerlin West neighborhoods, with price bands ranging from $500K family homes in earlier phases to $1.7M luxury contemporary homes in Skystone's elevated-lot tier. The spread is significant — the same ZIP code carries value and luxury, and filtering your search by price band keeps comps meaningful.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Skystone at The Cliffs — elevated luxury contemporary (Skystone's tier) | $950K–$1.7M | n/a* | ~45 | 22 (estimate, luxury tier) | n/a* |
| 89135 | Ironwood at The Cliffs and earlier Cliffs phases | From $700K | n/a* | ~38 | 18 (estimate) | n/a* |
| 89135 | Broader Summerlin West villages (The Paseos, etc.) | From $450K | n/a* | ~30 | — | n/a* |
| 89135 | Full ZIP 89135 area benchmark | ~$1.1M (luxury tier) | — | ~45 | 133 (estimate) | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: neighborhood-scale samples are too small to be statistically meaningful, so we publish range estimates instead. Boundaries per Clark County GIS.
Builders & New Construction
National builders including Toll Brothers, Lennar, and Richmond American have been active across The Cliffs village, delivering luxury contemporary floor plans from 3,000 to 5,000+ SF on elevated lots. Active phases, included options, and lot premiums change quarterly — verify current offerings with each builder's on-site team before you commit.
Luxury & Move-Up
The luxury-tier builder most active on elevated Cliffs village lots
Family & Move-Up
Broadest floor-plan selection in active Cliffs village phases
Contemporary Design
Design-forward plans competing with Toll at the contemporary buyer tier
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against Cliffs village inventory
55+ Active Adult
Active-adult alternative for downsizers considering Skystone contemporary homes
Outdoor Recreation
Skystone's trail access and proximity to Red Rock Canyon set the outdoor standard for Las Vegas real estate. The Summerlin Trail System threads directly through The Cliffs village, and the Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area approximately ten minutes west on Charleston Boulevard.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing, and dozens of named hiking trails. No other Las Vegas luxury neighborhood sits this close.
FROM DOOR
The most extensive master-plan trail network in Las Vegas, connecting Skystone directly to parks, schools, and Downtown Summerlin through 150 miles of paved and natural paths.
5 MIN
The Cliffs village adventure park — zip lines, disc golf, an elaborate playground, trails, and picnic areas for the families that The Cliffs attracts.
5 MIN
A linear park with walking trails, desert gardens, and open space threading through the village — the community's primary outdoor living room.
5 MIN
The west valley's shopping, dining, and events hub — including Las Vegas Ballpark (home of the Las Vegas Aviators), City National Arena (Vegas Golden Knights practice), and seasonal farmers markets.
15 MIN
One of the valley's large regional parks — sports fields, community pool, and trails accessible via the Summerlin corridor in about fifteen minutes.
50 MIN
The Spring Mountains rise to 11,918 feet — skiing at Lee Canyon, summer hiking above 8,000 feet, and the full alpine contrast that makes Southern Nevada genuinely four-season for outdoor pursuits.
The Skystone Lifestyle
Two modes from your front door: trail out on the Summerlin Trail System's 150-mile network to Downtown Summerlin for coffee, or drive ten minutes west to Red Rock Canyon's 13-mile scenic loop and world-class sandstone climbing — all from an elevated panoramic-view home inside the Howard Hughes Corporation master plan.
THIS WEEKEND'S OPEN HOUSES
Open houses in The Cliffs village run at active builder model homes (typically open Saturday–Sunday) and through MLS-scheduled resale events on weekends. Set up instant alerts to get notified the moment a Skystone home schedules an open house, or browse active listings now and request a private showing.
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.
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.
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
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.
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.
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.
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.
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.
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.
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.
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 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
Skystone's household profile runs professional and executive — average incomes above $110,000, owner-occupancy at 78%, and proximity to Downtown Summerlin's corporate corridor. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro market remains strong, with Strip hospitality and Summerlin West professional services as the primary employment anchors.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Skystone against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Skystone wins on outdoor access and school quality, Summerlin (The Ridges) on guard-gated exclusivity, Henderson on citywide safety statistics — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Skystone, Summerlin | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $950K–$1.7M (luxury tier) | $476K median | $728K median | $548K median |
| Days on Market | ~45 (luxury tier) | ~20 | ~21 | ~21 |
| Trail Access | 150-mile Summerlin network from door | Select areas | Full Summerlin network | Limited |
| Guard-Gated | Open community (no gate) | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| Distance to Red Rock | ~10 min | ~25 min avg | ~15–25 min | ~45 min |
| New Construction | Active phases (luxury) | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Views · Trails · Top Schools | Selection · Urban · Investors | Luxury · Outdoors · New homes | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Skystone income and population figures are community plan-record values; city-level demographics are Las Vegas citywide — the Census does not tabulate individual Summerlin villages separately. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
The Cliffs village feeds into Summerlin Parkway and Charleston Boulevard, connecting quickly to I-215 and I-15. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data; most Skystone destinations beat that comfortably except the Strip (~20 min) and airport (~30 min). Test the Strip run at rush hour before committing.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Resale purchases in Skystone close in 30–45 days through a Nevada escrow company; cash deals close in 7–14. New construction runs 4–10 months from contract to keys. Jumbo files on view-lot purchases occasionally need extra appraisal time when ridgeline comps are thin. Call (702) 637-1759 to match your timeline to the right inventory.
Quick Answer
Most Skystone buyers put down 20–25%. On a $1.1 million area-median home, plan $220,000 (20%) to $275,000 (25%) at closing. Homes above the conforming loan limit require jumbo financing — most lenders want 20–25% down plus 12 months of liquid reserves. VA loans allow 0% for eligible veterans; verify the appraised value matches the contract on premium view-lot purchases, where comps can be sparse.
Skystone at The Cliffs FAQ — 18 Answers
Skystone homes range $950,000–$1.7 million as of mid-2026, per $898,550 area benchmark data from Las Vegas REALTORS. Elevated lots with panoramic Red Rock Canyon and Strip views, ZIP 89135, and Summerlin master-plan amenities support pricing above the broader Cliffs village average. Lot elevation and builder-tier upgrades determine where any specific home lands inside that range.
Skystone is inside The Cliffs village — one of the westernmost Summerlin villages in Las Vegas, ZIP 89135, developed by Howard Hughes Corporation. Village placement governs your sub-association, nearest parks, trail access, and school zoning. From Skystone, Downtown Summerlin is about five minutes east and Red Rock Canyon's scenic loop is roughly ten minutes west on Charleston Boulevard. It is the last Summerlin village before open desert, which is exactly what delivers the elevated view lots.
Yes — elevated lot placement is Skystone's primary draw. Many home sites sit high enough on The Cliffs village ridgeline to capture panoramic Red Rock Canyon views to the west and Strip skyline views to the east. Not every lot delivers the full double-exposure panorama: north-facing and interior lots may have partial or neighbor-facing outlooks. Request the precise lot elevations before making your offer — our agents pull the topographic survey and compare current active listings to find the view tier you need.
Skystone's ZIP code is 89135 — The Cliffs village address on Summerlin's western edge in Las Vegas. Filtering your MLS search to 89135 keeps comps clean because Summerlin spans multiple ZIP codes with meaningfully different price bands. The 89135 envelope covers the highest-elevation Summerlin lots and commands a pricing premium over the broader master plan. Give us the ZIP and your budget and we will build the search for you.
Budget $95–$230 per month for HOA dues in Skystone, combining the Summerlin master-association fee with your sub-association assessment. That range covers common-area maintenance, trail access across Summerlin's 150-mile network, and the village amenity program. Exact dues, reserve-study status, and any pending special assessments vary by sub-association — request the full resale package during due diligence. Our team reviews HOA documents on every Skystone purchase we represent so you know total carrying cost before you close.
Clark County School District serves Skystone with John C. Vanderburg Elementary (8/10 per GreatSchools), Sig Rogich Middle School (10/10 — among Nevada's highest-rated public middles), and Palo Verde High School (8/10). Private options include The Meadows School, Bishop Gorman, and Faith Lutheran; charters include Doral Academy Red Rock and Pinecrest Academy of Nevada. Confirm current zoning directly with CCSD during escrow — our team runs a school-boundary check on every buyer file.
The Strip is approximately twenty minutes from Skystone via Summerlin Parkway and I-15. Harry Reid International Airport runs about thirty minutes via I-215 South. Downtown Summerlin's 125+ shops and restaurants are roughly five minutes east on Charleston Boulevard, and Red Rock Canyon's 13-mile scenic loop is about ten minutes west. Most residents handle day-to-day errands inside Summerlin entirely — airport runs and Strip visits are the main outbound drives.
Skystone is not a guard-gated community — it is a new-construction single-family neighborhood within the master-planned Summerlin framework, open to community traffic. Residents gain the security and quiet character of an established master plan, with park access, trail connections, and Howard Hughes Corporation's infrastructure behind every street. Buyers who specifically need a staffed gate typically look at The Ridges or Red Rock Country Club nearby; our agents can walk through the trade-offs between gated seclusion and the open-community lifestyle.
National builders have been active across The Cliffs village — including Toll Brothers, Lennar, and Richmond American — delivering luxury contemporary floor plans from roughly 3,000 to 5,000-plus square feet on the elevated lots that define Skystone. Builder incentives, included options, and premium-lot premiums change quarterly; verify current offerings directly with each builder's on-site sales team before you go under contract. Our agents work with every active Cliffs-village builder and can run a side-by-side comparison before your first appointment.
Both exist in and around Skystone. The broader Cliffs village still has active new-construction phases from national builders on premium elevated lots. Resale opportunities arise as earlier-phase buyers sell — often with mature landscaping, upgraded appliances, and premium-lot premiums already baked into the price. New construction typically means a longer timeline (4–10 months from contract to keys) and builder-contract negotiation; resale closes on a standard 30–45 day Nevada escrow timeline. Call us at (702) 637-1759 to compare what is active right now.
Nevada levies zero personal income tax — a five-figure annual saving for most California relocators. Per the California Franchise Tax Board, California's top marginal rate is 13.3%. A household earning $400,000 saves roughly $36,000 per year in state income taxes simply by establishing Nevada residency. Pair that with Clark County's effective property-tax rate of approximately 0.5–0.75% and the 3% annual cap on primary-residence assessments under Nevada Revised Statutes 361.471, and Skystone's $950K–$1.7M price tag competes on total cost with Bay Area homes at half the space.
Nevada's effective property-tax rate runs approximately 0.5–0.75% of a home's 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 a $1.1 million Skystone home, that translates to roughly $5,500–$8,250 per year — predictable, escalation-capped carrying costs. Compare that with California's uncapped Proposition 19 reassessments on transfers, and Nevada's structure becomes part of the financial case for moving here.
Skystone occupies the luxury tier within The Cliffs village — larger floor plans, more elevated lots, and higher price points than earlier-phase Cliffs neighborhoods like Ironwood at The Cliffs. Within the broader Summerlin West area, Skystone competes with The Ridges (guard-gated, from ~$2M+) and Red Rock Country Club (golf-course gated, from ~$1.2M). Skystone's open-community access, contemporary architecture, and $950K–$1.7M pricing give buyers meaningful value relative to those gated alternatives for comparable or larger square footage.
Skystone's Cliffs village address puts Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — about ten minutes west on Charleston Boulevard. The 13-mile scenic loop, world-class sandstone climbing, and dozens of named hiking trails start there. Closer, the Summerlin Trail System's 150-mile network connects directly from Skystone to parks, schools, and Downtown Summerlin. Fox Hill Park and The Paseos Linear Park are within the immediate neighborhood fabric.
Yes — our team has represented buyers and sellers throughout The Cliffs village and across the Summerlin West area. We handle lot-elevation analysis, builder-contract negotiation, HOA document review, and relocation coordination for out-of-state buyers. Call (702) 637-1759 or start your search online — we typically schedule same-day appointments and can arrange virtual tours for California and out-of-state buyers who need to see Skystone before flying in.
Most Skystone buyers put down 10–20%. On a $1.1 million home — the approximate area median — plan $110,000 (10%) to $220,000 (20%) at closing. Homes above the current conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus 12 months of reserves. VA loans allow 0% for eligible veterans; confirm the appraised value matches the contract price on premium view lots, where comps are sometimes sparse. Call (702) 637-1759 and we will connect you with a Summerlin-experienced lender before you start touring.
Resale purchases in Skystone close in 30–45 days through a Nevada escrow company — cash deals can close in 7–14. New construction runs 4–10 months from contract execution to keys, depending on the builder's current build schedule and the phase. Jumbo files on premium lots occasionally need extra appraisal time when view-lot comps are thin. Our team tracks every active phase in The Cliffs village so you know the realistic timeline before you commit.
The Cliffs village — and Skystone's elevated-lot tier within it — has held value consistently because Howard Hughes Corporation controls land release across Summerlin, limiting supply. Premium view lots on the ridgeline appreciate faster than interior lots in flat-plane neighborhoods. Nevada's zero income tax and 3% property-tax cap keep carrying costs predictable over a multi-decade hold. Over a 5–10 year horizon, the combination of supply discipline, view-lot scarcity, and tax structure has rewarded buyers who chose The Cliffs — verify with our team's closed-transaction data before you write.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the eight questions Skystone buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify, sourced to Las Vegas REALTORS, GreatSchools, the Nevada Revised Statutes, and community plan records.
Yes — Skystone is a neighborhood within The Cliffs village of Summerlin, the master-planned community developed by Howard Hughes Corporation in Las Vegas, ZIP 89135. Residents get full access to the Summerlin amenity network: 150 miles of trails, 200+ parks, and the Downtown Summerlin retail hub five minutes east.
Elevated ridgeline lots on the western side of The Cliffs village offer the best Red Rock Canyon views; lots on the eastern side of the neighborhood can capture Strip skyline views at night. The specific view depends on lot elevation, orientation, and which builder phase the home was built in — our agents pull the topographic survey and compare elevations before you make an offer.
Both new construction and resale exist in and around Skystone. Active builder phases from national builders including Toll Brothers and Lennar are delivering new homes on elevated lots in The Cliffs village; resale opportunities arise from earlier phases with mature landscaping and upgrades already paid for. New construction takes 4–10 months to close; resale closes in 30–45 days.
The Summerlin Trail System spans 150+ miles connecting villages, parks, schools, and Downtown Summerlin through paved and natural paths. The trailhead access from The Cliffs village connects directly to this network, giving Skystone residents bike and pedestrian access to Downtown Summerlin in about 30 minutes and to Fox Hill Park and The Paseos Linear Park in five.
Red Rock Canyon National Conservation Area is approximately ten minutes from Skystone via West Charleston Boulevard — the BLM-managed conservation area covers roughly 195,000 acres with a 13-mile scenic loop, world-class sandstone climbing, and dozens of named hiking trails. It is the closest Las Vegas luxury neighborhood to the canyon's primary entrance.
Toll Brothers, Lennar, and Richmond American have been active in The Cliffs village delivering luxury contemporary floor plans on elevated lots. Builder incentives, available lots, and included features change quarterly — verify current active phases directly with each builder's on-site sales team, or call us at (702) 637-1759 for a current phase comparison.
Skystone offers open-community contemporary homes on elevated view lots at $950K–$1.7M; The Ridges is Summerlin's guard-gated ultra-luxury enclave starting near $2M+ with Bear's Best golf and a staffed gate. Buyers choosing Skystone trade the staffed gate for more square footage per dollar and direct trail access; buyers choosing The Ridges trade down slightly on size for the gated exclusivity and golf-course living.
Plan approximately 20 minutes from Skystone to the Strip via Summerlin Parkway and I-15 — longer than more central Las Vegas addresses, but consistent with other western Summerlin villages. Test the commute at rush hour before committing; most Skystone residents find day-to-day life stays entirely within the Summerlin corridor, with Strip and airport runs as the primary outbound drives.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships with every active Cliffs village phase, 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 and across Summerlin West — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
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
Compare Skystone at The Cliffs with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the approximate commute with price positioning, so you can judge whether a gated enclave, a different Summerlin village, or a lower-price-band community buys you meaningfully more or less home for your budget.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
The Cliffs village and neighboring Summerlin West communities offer a range of price tiers, lot types, and lifestyles. The entries below are indexed alphabetically for orientation — and our team can pull current listings, HOA documents, and builder phase availability for any community on request.
KEEP LEARNING
These guides extend the research most Skystone buyers do next — understanding the Summerlin master plan, comparing guard-gated alternatives at The Cliffs, and sizing up the Las Vegas market — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →VILLAGE GUIDE
Every village, every price tier, and the full Summerlin amenity ecosystem explained in one place.
Read →MARKET HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Skystone at The Cliffs is a sub-neighborhood within The Cliffs village, we present ZIP 89135 area benchmarks rather than neighborhood-only medians — samples at the neighborhood level are too small to be statistically meaningful. Follow any link below to verify a figure.
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