Families (School Zone)
- Sig Rogich Middle School (10/10) zone
- Zel & Mary Lowman ES (8/10) zone
- Palo Verde HS (8/10) zone
- Safe, neighborhood streets with 88% owner-occupancy
Summerlin, Las Vegas
The Cliffs Homes For Sale
Nevada's #1 team for The Cliffs real estate. Search move-up single-family homes and premium elevated lots in one of Summerlin South's most walkable villages — 8 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon.
MEDIAN LIST PRICE (89135)
$899K
LVR / GLVAR via Repliers, as of September 13, 2026
VILLAGE PRICE RANGE
$600K–$1.2M
Howard Hughes Corporation plan record
HOMES IN THE VILLAGE
1,800+
HHC master plan record
DAYS ON MARKET
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 The Cliffs, Summerlin at a Glance?
The Cliffs pairs 1,800+ move-up single-family homes priced $600K–$1.2M with an 89135 ZIP median of $898,550 per Las Vegas REALTORS, 38 median days on market, and Las Vegas city demographics per the U.S. Census. The five takeaways below capture the village's defining advantages and honest trade-offs.
- The location: one of Summerlin South's westernmost villages — 8 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, connected to Summerlin's 200+ mile trail network.
- The price sweet spot: $600K–$1.2M buys 2,200–4,500 sq ft of contemporary architecture in a Howard Hughes Corporation master plan, well below neighboring guard-gated luxury communities.
- Best for: move-up families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10), California relocators, and professionals who want outdoor lifestyle without a 30-minute commute to everything.
- School excellence: Sig Rogich Middle School is one of the highest-rated middles in Nevada; Palo Verde High anchors the public zone, with The Meadows School (A+) and Bishop Gorman (A+) nearby.
- Do your homework: dual-layer HOA ($125–$300/mo), resale-only inventory (built 2003–2009), and elevated western lots command meaningful premiums — target the right streets with local expertise.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find The Cliffs Homes for Sale?
ZIP 89135 — the single ZIP code covering The Cliffs — carried active listings with a median around $898,550 in September 2026 according to Las Vegas REALTORS MLS data. The eight newest Cliffs-area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal filtered to 89135.
PRICE DISTRIBUTION
How Many The Cliffs Homes Sell in Each Price Range?
The Cliffs concentrates activity in the $600K–$1.2M band — the move-up sweet spot of Summerlin South per Las Vegas REALTORS MLS data. Elevated western lots command the strongest premiums, while well-maintained homes in the village core and entry neighborhoods anchor the lower end of the range.
Browse The Cliffs Listings
How Can You Find a The Cliffs Home by Type, Lifestyle & Price?
The Cliffs listings in 89135 break into four sub-neighborhoods, two property size tiers, and the price bands below — each link opens our live Las Vegas MLS search pre-filtered to ZIP 89135, with counts refreshed daily from Las Vegas REALTORS MLS data. Use the type, lifestyle, and price filters to match your budget to the right Cliffs tier.
Which The Cliffs Sub-Neighborhoods Should You Explore?
The Cliffs divides into four distinct addresses by elevation, price, and lifestyle fit. Each card links to the most relevant hub or live search. Counts show active ZIP 89135 listings in each price band.
Premium · Views · Elevated
Cliffs Ridge
Family · Established · ParksCliffs Village
Move-Up · Outdoor LivingCliffs Terrace
Accessible · UpdatedCliffs Entry
Ultra-Luxury · Guard-GatedThe Ridges (luxury adjacent)
Golf · Guard-GatedRed Rock Country Club (adjacent)
Summerlin South · ComparableThe Paseos (nearby village)
Master Plan · 20+ VillagesSummerlin (master plan hub)
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Cliffs Listings First?
Custom alerts by sub-neighborhood, price, view lot, and bed count — no spam, unsubscribe anytime. The Cliffs is an established village with 1,800+ homes; the right property in Cliffs Ridge or Cliffs Village may surface only a few times per quarter. 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 The Cliffs, Summerlin?
The Answer
Living in The Cliffs means elevated desert contemporary homes, Summerlin trail access from your door, and 8 minutes to Downtown Summerlin's 125+ shops and restaurants. The village sits within the City of Las Vegas — services per the City of Las Vegas — with Sig Rogich Middle School (10/10) in the zone and Red Rock Canyon 10 minutes west.
What is The Cliffs known for?
The Cliffs is known for its elevated western position at the edge of Summerlin South, mountain-view lots that rival properties costing twice as much, contemporary early-2000s architecture, and direct connectivity to Summerlin's trail network — all at $600K–$1.2M below neighboring guard-gated luxury communities.
Who should live in The Cliffs?
Move-up families targeting Sig Rogich Middle School (10/10) and Palo Verde High zoning, California relocators seeking mountain-view homes without seven-figure price tags, and outdoor-lifestyle buyers who want trail access to Red Rock Canyon in a master-planned community with $125–$300/mo HOA fees.
What is daily life like?
Mornings on the Summerlin trail network, Saturday hikes at Red Rock Canyon 10 minutes west, weekend errands and dining at Downtown Summerlin 8 minutes away — and evenings watching the Spring Mountains catch the last light from a western-facing backyard. City National Arena and the Las Vegas Ballpark are within the same Downtown Summerlin complex.
Location
Where Is The Cliffs
The Cliffs occupies Summerlin South's western edge in ZIP 89135, Las Vegas — along the foothills corridor where the valley floor begins to rise toward the Spring Mountains. The village spans 380 acres and 1,800+ homes, developed by Howard Hughes Corporation beginning in 2003.
Downtown Summerlin
8
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
25
Min
Downtown LV
25
Min
The Cliffs
At a Glance$898,550
Median List Price (89135)
$600K–$1.2M
Village Price Range
36
Days on Market
2,200–4,500 sq ft
Home Size Range
- Setting
- Elevated Summerlin South village
- Acreage
- 380 acres
- Homes
- 1,800+
- Established
- 2003
- Developer
- Howard Hughes Corporation
- Gate
- No staffed gate (some key-fob access)
- HOA
- $125–$300/mo (master + village)
- Schools
- CCSD · Sig Rogich MS 10/10 · Palo Verde HS 8/10
- ZIP Code
- 89135
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
- Distance to Downtown Summerlin
- ~8 min
Quick Answer
Is The Cliffs, Summerlin a good place to live?
Yes — especially for families and outdoor-lifestyle buyers. The Cliffs pairs Summerlin's best school zone (Sig Rogich Middle, 10/10), direct trail access to Red Rock Canyon 10 minutes away, and contemporary 2,200–4,500 sq ft homes at $600K–$1.2M in a Howard Hughes Corporation master plan. The trade-offs are real — resale-only inventory built 2003–2009, a 20-minute Strip commute, and dual-layer HOA dues — but for buyers who value schools, nature access, and western-edge Summerlin character, few Summerlin South villages deliver more per dollar.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in The Cliffs, Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Cliffs — the parent city holds 656,274 residents with a median household income of $66,820. Inside the village, community records show roughly 5,000+ residents across 1,800+ households, a median age near 44, and average household income above $160,000.
The Census does not break the village out as its own place, so citywide figures serve as the statistical backdrop. Within The Cliffs, our transaction data shows a strong mix of move-up families targeting CCSD's Sig Rogich Middle zone, professionals relocating from California's high-tax environment, and long-term Summerlin owners upgrading within the master plan.
~5,000+
vs Las Vegas 656,274
~44
vs Clark Co 38
$160,000+
vs Clark Co median $74,007
88%
vs Clark Co 59%
1,800+
vs Clark Co ~860,000
$600K
vs Clark Co value $391K
Source: HHC master plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is The Cliffs Area Growing?
The Cliffs itself is built out — 1,800+ homes across 380 acres since the plan completed in the late 2000s — with growth happening through renovation and market appreciation rather than new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin South's western corridor remains among the most in-demand in the valley.
656,274Las Vegas residents (Census)
1,800+The Cliffs homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Cliffs, supply is permanently capped at 1,800+ homes — no new builder sales inside the village — which provides structural support for well-bought positions. Summerlin as a whole continues to expand westward with new villages, but The Cliffs' established character, mature desert landscaping, and trail connectivity are things newer villages physically cannot replicate yet.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is The Cliffs, Summerlin 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 trades against. The 89135 ZIP code (The Cliffs' single ZIP) carries a $825,000 median list and a 38-day median days on market, consistent with the broader Summerlin South corridor.
Median List Price
$825,000 ZIP 89135 median, June 2026 — reflecting the elevated western-edge Summerlin location
Source: Las Vegas REALTORS
Days on Market
38 median days in 89135; elevated view lots trade faster, value-add resales take longer
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Steady Summerlin South volume per LVR — 89135 trades as a liquid single-ZIP market
vs September 2025
Source: Las Vegas REALTORS
The long view: 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
MEDIAN DAYS ON MARKET
$899K
MEDIAN LIST PRICE
1,800+
HOMES IN THE VILLAGE
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin specialist.
Market Competitiveness
How Competitive Is The Cliffs Real Estate Market Right Now?
The Cliffs is a balanced-to-moderate seller's market — 38-day median days on market in 89135 per Las Vegas REALTORS data, with well-priced move-up homes attracting multiple offers and value-add or overpriced listings sitting longer. Buyers have more negotiating room than in 2022–2023 but cannot lowball quality homes near Red Rock Canyon.
62Balanced Seller's Market
- 38 daysMedian DOM in ZIP 89135
- $899KMedian list price, June 2026
- 1,800+Homes in the village
- $600K–$1.2MVillage price range
Is The Cliffs Right for You?
Who Should Buy a Home in The Cliffs, Summerlin?
The Cliffs isn't one-size-fits-all — it's four sub-neighborhoods spanning $600K entry homes to $1.2M premium view lots, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to addresses, followed by the honest pros and trade-offs our team walks every client through.
Which Cliffs Sub-Neighborhoods Fit Your Buyer Type?
Outdoor Lifestyle Buyers
- Direct Summerlin trail network access
- 10 minutes to Red Rock Canyon NCA
- Spring Mountains skiing/hiking 40 minutes away
- TPC Las Vegas golf 15 minutes away
California Relocators
- Mountain-view move-up homes at $600K–$1.2M
- Zero state income tax, 3% property-tax cap
- One-hour flight or 4-hour drive from SoCal
- Our relocation team handles virtual tours and school zoning
Move-Up Buyers
- 2,200–4,500 sq ft contemporary homes
- Elevated western lots with Spring Mountain views
- Howard Hughes Corporation master plan infrastructure
- Below The Ridges and Red Rock CC pricing
Downsizers from Ultra-Luxury
- Smaller lots with mature desert landscaping
- Lower HOA than guard-gated communities ($125–$300/mo)
- Walkable to Downtown Summerlin's dining and shops
- No staffed gate friction for visitors and grandchildren
Long-Hold Value Investors
- 88% owner-occupancy supports stable appreciation
- Summerlin master plan — top-selling MPCs in the U.S.
- Structural floor set by The Ridges ($2M+) and Red Rock CC ($1.2M+) above
- Renovation upside on original 2003–2009 finishes
Best Fit For
- Families targeting school quality: — Sig Rogich Middle (10/10) anchors one of Nevada's strongest zones — a true family address at $600K–$1.2M.
- Outdoor lifestyle buyers: — Summerlin trail access from the door, Red Rock Canyon 10 minutes away, and spring-to-fall hiking/biking weather.
- California relocators: — Mountain views and master plan quality at half the price of a comparable Bay Area or SoCal suburb, plus zero state income tax.
- Move-up buyers from the valley: — More space, better views, and Howard Hughes master plan infrastructure at prices well below neighboring luxury communities.
- Buyers who value community quality: — 88% owner-occupancy, top-rated schools nearby, and Summerlin covenant protections make long-hold ownership here a disciplined bet.
- Downtown Summerlin lifestyle seekers: — City National Arena, Las Vegas Ballpark, 125+ shops, and the valley's best dining hub — all 8 minutes from your driveway.
Ready to explore homes in The Cliffs, Summerlin? Our team knows every sub-neighborhood, elevation grade, and school-zone boundary in the village.
Start Your Cliffs Home SearchPros
- Sig Rogich Middle School (10/10) — one of Nevada's highest-rated public middles, zoned to The Cliffs
- 10 minutes to Red Rock Canyon NCA — the closest established Summerlin village to the 195,819-acre conservation area
- $600K–$1.2M for 2,200–4,500 sq ft in a Howard Hughes master plan — strong value below The Ridges and Red Rock CC
- 8 minutes to Downtown Summerlin: City National Arena, Las Vegas Ballpark, 125+ shops
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Direct Summerlin trail network connectivity from the village
- 88% owner-occupancy and stable family community character
Honest Considerations
- No staffed guard gate — buyers requiring 24/7 security should compare The Ridges or Red Rock Country Club
- Resale-only inventory — built 2003–2009, no active builder sales inside the village
- Dual-layer HOA: $125–$300/mo combining master Summerlin fee with village sub-association
- 20-minute Strip commute — western-edge lifestyle means intentional city-side trips, not casual ones
- Elevated lots command premium pricing — Cliffs Ridge addresses run $800K–$1.2M+, not $600K entry
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Sub-Neighborhood Comparison
How Do The Cliffs' Four Sub-Neighborhoods Compare?
A like-for-like comparison of The Cliffs' four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the HHC master plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 1,800+ homes across a single ZIP, per-sub-neighborhood medians are indicative — we publish entry points and character descriptions rather than statistical noise.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cliffs Ridge | From $800K | n/a* | n/a* | n/a* | Views · Premium lots |
| Cliffs Village | From $700K | n/a* | n/a* | n/a* | Families · Established |
| Cliffs Terrace | From $650K | n/a* | n/a* | n/a* | Move-Up · Outdoor living |
| Cliffs Entry | From $600K | n/a* | n/a* | n/a* | Entry · Value-add |
Source: Las Vegas REALTORS MLS data plus HHC master plan record, June 2026. ZIP 89135 benchmark: $825K median list, 38-day median DOM.
Sub-Neighborhood Deep Dive
What's Inside The Cliffs' Sub-Neighborhoods?
Submarket 1
Cliffs Ridge
The village's pinnacle: elevated western addresses with Spring Mountain views and larger lots. These homes command the strongest premiums within The Cliffs' $600K–$1.2M band and are the first to attract multiple offers when well-priced.
Browse Cliffs Ridge homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Cliffs Village
The established village core — well-maintained single-family homes with mature desert landscaping, neighborhood parks, and the family-community feel that the 10/10 Sig Rogich Middle zone attracts. The broadest inventory within The Cliffs.
Browse Cliffs Village homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Cliffs Terrace
Move-up homes with spacious floor plans, updated interiors, and covered outdoor living areas — popular with buyers who want Cliffs quality and trail access with slightly more home for the money.
Browse Cliffs Terrace homes →$650K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Cliffs Entry
The village's most accessible price points — well-maintained homes that put Summerlin South quality, Sig Rogich zoning, and the western-edge lifestyle within reach near $600K. Some value-add renovation opportunities here for buyers willing to update.
Browse Cliffs Entry homes →$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Downtown Summerlin — The Cliffs' Front Yard
The west valley's 125+ shop and restaurant hub anchors The Cliffs' lifestyle case: City National Arena (Vegas Golden Knights practice), Las Vegas Ballpark (AAA baseball), farmers markets, seasonal festivals, and Summerlin's best dining — all 8 minutes from the village. No other Summerlin South village at this price point sits closer.
Browse Downtown Summerlin — The Cliffs' Front Yard homes →8 minFrom The Cliffs
125+Shops & Restaurants
10 minRed Rock Canyon
200+Miles of Trails
#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) Break Down?
The Cliffs occupies a single clean ZIP code — 89135 — which makes search and comparison straightforward. The table below breaks ZIP 89135 into its real address tiers, from The Cliffs entry homes to premium view lots and the adjacent ultra-luxury communities that set the neighborhood ceiling. Data per Las Vegas REALTORS MLS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Cliffs Ridge — elevated western lots with mountain views | $800K–$1.2M | n/a* | Below ZIP median | Low — premium lots trade quickly | n/a* |
| 89135 | Cliffs Village / Terrace — established family core | $650K–$825K | n/a* | 38 days (ZIP median) | Broadest Cliffs inventory | n/a* |
| 89135 | Cliffs Entry — accessible price points | $600K–$700K | n/a* | At or above ZIP median | Value-add opportunities | n/a* |
| 89135 | Red Rock Country Club (adjacent, guard-gated) | From $1.2M | n/a* | Varies | Separate community | n/a* |
| 89135 | Full ZIP 89135 benchmark | $825,000 list | — | 38 | Active Summerlin South market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-neighborhood $/SF and YTD figures are intentionally omitted: sub-village samples are too small to be statistically meaningful. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around The Cliffs, Summerlin?
No production builder operates inside The Cliffs — the village built out 1,800+ homes from 2003 through the late 2000s, and today's market is resale only. Buyers seeking new construction at a comparable Summerlin South price point should look at Summerlin West villages, where Howard Hughes and builders like Toll Brothers are actively selling with monthly incentives.
Luxury Move-Up
Toll Brothers
The luxury new-build profile most Cliffs buyers cross-shop
Family & Mid-Market
Lennar
Broadest Summerlin-adjacent new-build selection
Design-Forward
Tri Pointe Homes
Contemporary architecture buyers compare against Cliffs resales
Move-Up Family
Taylor Morrison
New floor plans in the Summerlin-area corridor
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for Cliffs downsizers
Outdoor Recreation
What Outdoor Amenities Does The Cliffs, Summerlin Offer?
Summerlin's trail network from the door, Red Rock Canyon 10 minutes west, and Downtown Summerlin's parks and events 8 minutes north — The Cliffs delivers Summerlin's best outdoor-access position at its price tier. The City of Las Vegas maintains surrounding park and trail infrastructure, usable through 300 days of annual sunshine.
DIRECT ACCESS
Summerlin Trail System
200+ milesHiking · Biking · WalkingFree
The Cliffs connects directly to Summerlin's 200+ mile trail network — paved and natural surface trails threading through the master plan and toward Red Rock Canyon's western edge.
10 MIN
Red Rock Canyon NCA
195,819 acresHiking · Climbing · Scenic DriveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and sport climbing, all managed by the Bureau of Land Management. The Cliffs is one of the closest residential addresses in Las Vegas.
5 MIN
The Paseos Linear Park
~12 acresWalking · Desert GardensFree
Adjacent Summerlin South park with walking trails, desert gardens, shade structures, and dog-friendly areas — a quick walk or bike ride for Cliffs residents.
8 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's 125+ shop and restaurant hub — farmers markets, seasonal festivals, City National Arena, and Las Vegas Ballpark all within the same complex.
8 MIN
City National Arena
Multi-rink facilityVegas Golden Knights practiceEvent tickets
Official practice facility of the Vegas Golden Knights — public skating sessions, hockey events, and the most Summerlin-specific sports venue in the valley.
15 MIN
TPC Las Vegas
18 holesChampionship golfDaily fee
TPC Las Vegas — home of the Shriners Children's Open — is a 15-minute drive from The Cliffs for buyers who want PGA-caliber golf without a private membership commitment.
40 MIN
Spring Mountains NRA
316,000 acresSkiing · Hiking · SnowshoeingUSFS fee
Mount Charleston and the Spring Mountains National Recreation Area — 11,000+ foot peaks and a full ski resort within 40 minutes of The Cliffs for cooler-temperature escapes in summer.
8 MIN
Las Vegas Ballpark
10,000 capacityAAA BaseballEvent tickets
Home of the Las Vegas Aviators (Triple-A affiliate of the Oakland A's) — arguably the most walkable entertainment venue from a Summerlin South address.
The Cliffs Lifestyle
What Does a Weekend in The Cliffs, Summerlin Look Like?
Three outdoor moods within minutes: a dawn hike on the Summerlin trail network, a Saturday morning at Red Rock Canyon's scenic loop 10 minutes west, and an afternoon game or event at Downtown Summerlin — with Bureau of Land Management's 195,819-acre conservation area always on the horizon.
1,800+Homes in The Cliffs
380Acres in the Village
10 minTo Red Rock Canyon
8 minTo Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Cliffs Homes This Weekend?
Open houses in The Cliffs follow Summerlin South's active seller market cadence — quality homes in the $700K–$1.2M tier often schedule weekend opens within the first week of listing. Set up instant alerts to get notified the moment a Cliffs home opens, or browse every active listing now and let us arrange private showings at your schedule.
Planning a move
What Should I Verify Before Moving to 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 The Cliffs, Summerlin 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 Cliffs, Summerlin Economy?
The Cliffs runs on a professional and family economy: executives, healthcare workers, and entrepreneurs 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 here above $160,000 — roughly double the Clark County median.
$160,000+Avg household income, The CliffsHHC community plan record
88%Owner-occupied householdsCommunity plan record
8 minTo Downtown Summerlin employment corridorCorporate, medical & retail employment
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top The Cliffs Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 12 minutes from The Cliffs
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub, 8 minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, 10 minutes from The Cliffs
- Howard Hughes CorporationSummerlin master developer with ongoing village development and community management operations
- The Strip resort corridorLas Vegas's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway
- Clark County School District (Summerlin South region)Area campuses including Sig Rogich Middle, Zel & Mary Lowman ES, and Palo Verde High
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Cliffs Compare to Summerlin, Henderson & Las Vegas?
Weighing The Cliffs against Summerlin's other villages or Henderson? This side-by-side covers median price, school zone rating, Red Rock proximity, and guard-gate status — updated June 2026. Sources: LVR, the U.S. Census, and FBI UCR. The Cliffs leads on school quality and Red Rock access at the $600K–$1.2M price tier.
| Metric | The Cliffs | The Ridges | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $825K (89135) | From $2M+ | $728K | $548K |
| Village Price Range | $600K–$1.2M | $2M–$10M+ | $450K–$2M+ | $350K–$5M+ |
| Days on Market | 38 (89135) | Varies — luxury pace | 21 | 21 |
| Guard-Gated | No (key-fob some areas) | Yes — 24/7 staffed | Select enclaves only | Select enclaves only |
| Red Rock Proximity | 10 min | 10 min | 15–25 min (varies) | 35+ min |
| New Construction | None — built out | Custom lots (rare) | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| HOA | $125–$300/mo | $300–$600+/mo | Varies by village | Varies by community |
| Best For | Schools · Outdoors · Value | Ultra-Luxury · Privacy | Selection · Lifestyle · Schools | Families · Safety · Selection |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Cliffs income and population figures are community plan-record values; citywide demographics are Las Vegas figures — the Census does not tabulate the village separately. Last updated June 2026.
Cost of Ownership
What Will The Cliffs, Summerlin 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 Cliffs Payment
$5,899
Illustrative Monthly Payment
- Principal & Interest$4,940
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$309
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 The Cliffs, Summerlin?
The Cliffs sits at the junction of West Charleston Boulevard and the 215 Beltway corridor — the west valley's most efficient arterial grid. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Cliffs residents beat that for their typical destinations.
Drive Times from The Cliffs
- ~8 minDowntown SummerlinW Charleston Blvd north
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minHarry Reid Intl AirportI-215 south → I-15 south
- ~25 minDowntown Las VegasW Charleston Blvd east
- ~40 minSpring Mountains (Mt. Charleston)US-95 north → SR-157
- ~30 minHendersonI-215 east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in The Cliffs, Summerlin?
Most Cliffs purchases close in 30 to 45 days through a Nevada escrow company — no attorney required. Cash offers can close in 7–14 days at the upper end of the $600K–$1.2M range. Budget 3–5 extra days for dual-layer HOA document review — both the Summerlin master association and The Cliffs village sub-association must deliver resale packages before contingencies expire.
Quick Answer
What down payment do you need to buy in The Cliffs, Summerlin?
Most Cliffs buyers put down 5% to 20%. At the $825,000 median, plan roughly $41,250 (5%) to $165,000 (20% to eliminate PMI). The Cliffs price band stays within conventional conforming loan limits for most purchases, keeping financing more straightforward than at ultra-luxury neighbors. VA loans allow 0% down for eligible veterans and active military — a meaningful advantage in a veteran-heavy Las Vegas market. Get lender-verified before touring; Summerlin South sellers expect it.
The Cliffs FAQ — 18 Answers
What Do The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Cliffs, Summerlin?
The Cliffs sits in ZIP code 89135, where the median list price runs about $898,550 per Las Vegas REALTORS MLS data — and that figure is a fair reflection of the village itself, which prices from $600,000 for well-maintained single-family homes to roughly $1.2 million on premium elevated lots with mountain views and upgraded finishes.
Is The Cliffs in Summerlin guard-gated?
No — The Cliffs has no staffed guard gate, though some neighborhoods use key-fob or code-access entries. That is precisely why pricing stays $600K–$1.2M while neighboring guard-gated communities command far more: The Ridges starts around $2M and Red Rock Country Club around $1.2M. If staffed security is non-negotiable, we can show you those; otherwise The Cliffs delivers the western-edge Summerlin location for less.
What ZIP code is The Cliffs in?
The Cliffs sits in ZIP code 89135 in Summerlin South, Las Vegas. One ZIP means clean search filters. The area is served by Clark County School District, and Nevada ownership advantages apply — no state income tax, roughly 0.5–0.75% effective property tax, and a 3% annual cap for primary residences under Nevada Revised Statutes 361.471.
How close is The Cliffs to Red Rock Canyon?
About 10 minutes by car via West Charleston Boulevard — The Cliffs is one of the closest Summerlin villages to Red Rock Canyon National Conservation Area. The Summerlin trail network also links the village directly toward Red Rock-area hiking and biking, making the outdoor lifestyle genuinely walkable and not just drivable for residents near the western edge.
What schools serve The Cliffs, Summerlin?
The Cliffs zones to Clark County School District campuses: Zel & Mary Lowman Elementary (8/10), Sig Rogich Middle School (10/10 — one of the highest-rated middles in Nevada), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School (A+), Bishop Gorman High School (A+), and Faith Lutheran (A), plus charter Doral Academy Red Rock (9/10). Verify exact zoning per address before offering.
What are HOA fees in The Cliffs?
Budget $125 to $300 per month — a combination of the Summerlin master association fee and The Cliffs' village sub-association fee. Dues support the trail connectivity, parks, and common-area standards that protect values along Summerlin's western edge. Exact figures vary by neighborhood and product type, so request the full resale package early in your 30–45 day Nevada escrow.
How does The Cliffs compare to The Ridges, Summerlin?
The Ridges is Summerlin's ultra-luxury guard-gated community starting around $2 million; The Cliffs delivers similar western-edge location, mountain proximity, and Red Rock views at $600K–$1.2M without staffed gates. For buyers with budgets under $1.2M, The Cliffs captures most of the lifestyle for roughly half the entry cost — or less. We routinely tour buyers through both in one afternoon so trade-offs are concrete.
When was The Cliffs built and what is the architecture like?
Development began in 2003, with homes completed through the late 2000s. The architecture marks Summerlin's shift toward contemporary design — cleaner lines, natural stone accents, and larger windows compared to the Mediterranean-heavy 1990s villages. Two decades of maturity means established desert landscaping plus selective renovation opportunities for buyers who want to modernize.
What are property taxes like in The Cliffs?
Nevada's effective property tax rate runs roughly 0.5–0.75% of a home's 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 $898,550 Cliffs home that means approximately $4,100–$6,200 per year — a fraction of what a comparable California move-up home carries. Zero state income tax multiplies the savings further.
What are the best sub-neighborhoods within The Cliffs?
It depends on your priorities. Cliffs Ridge delivers the most elevated western addresses with mountain views and larger lots, starting from $800K. Cliffs Village is the established family core from $700K, with mature landscaping and neighborhood parks. Cliffs Terrace offers move-up floor plans with outdoor living areas from $650K. Cliffs Entry provides the most accessible price points from $600K. Our agents can target the specific blocks matching your view and budget criteria.
Is there new construction available in The Cliffs?
The Cliffs is an established village — built primarily from 2003 through the late 2000s — so expect resale inventory rather than active builder sales inside the village. For newer construction at comparable pricing, The Mesa is a nearby Summerlin South village with modern floor plans. Many buyers weigh a renovated Cliffs resale against a newer build nearby. Call (702) 637-1759 and we will price both options side by side.
How does Nevada compare to California for property taxes?
Nevada's effective property tax rate (roughly 0.5–0.75%) is significantly lower than California's 1.1–1.3% effective rate, and Nevada caps annual increases at 3% for primary residences under NRS 361.471 — California's Prop 13 has a similar cap but resets at sale. On top of that, Nevada levies zero state income tax versus California's top rate of 13.3% per the Franchise Tax Board — a combined advantage worth $30,000–$70,000+ annually for most California relocating households.
How many homes are in The Cliffs, Summerlin?
The Cliffs contains 1,800+ homes across 380 acres, per the Howard Hughes Corporation master plan record. The village built out primarily through 2003–2009, so today's market is almost entirely resale. Home sizes typically run 2,200 to 4,500 square feet, with elevated lots along the western portion of the village commanding the strongest premiums within the $600K–$1.2M price band.
How far is The Cliffs from the Las Vegas Strip?
About 20 minutes via Summerlin Parkway to I-15. Harry Reid International Airport runs approximately 25 minutes via I-215 South. The tradeoff for that commute is the western-edge lifestyle: Downtown Summerlin is 8 minutes away, Red Rock Canyon 10 minutes, and the Summerlin trail network immediately accessible — residents typically make the Strip trip intentionally, not daily.
Can Nevada Real Estate Group help me buy or sell a home in The Cliffs?
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85B+ in total volume. Our agents specialize in Summerlin South villages including The Cliffs, The Ridges, The Paseos, and Red Rock Country Club. Call (702) 637-1759 for same-day availability and a free home valuation or buyer consultation.
What down payment do I need to buy in The Cliffs, Summerlin?
Most Cliffs buyers put down 5% to 20%. At the $898,550 median, plan roughly $41,250 (5% FHA-adjacent conventional) to $165,000 (20% to avoid PMI). VA loans allow 0% down for eligible veterans and active military. The price band here stays within conforming loan limits for most purchases, keeping financing simpler than in ultra-luxury Summerlin communities. Get pre-approved before touring — sellers in this village expect clean, lender-verified offers.
How long does it take to close on a home in The Cliffs?
Most Cliffs purchases close in 30 to 45 days through a Nevada escrow company — attorneys are not required. Cash offers can close in 7–14 days, which is fairly common at the upper end of the $600K–$1.2M range. Budget 3–5 extra days for HOA resale package review — The Cliffs' dual-layer association (master Summerlin HOA plus village sub-association) means more documents to clear.
Is The Cliffs a good investment compared to other Summerlin villages?
The Cliffs sits in a structural sweet spot: western-edge Summerlin location and Red Rock proximity at $600K–$1.2M, compared to The Ridges ($2M+) and Red Rock Country Club ($1.2M+) immediately adjacent. The 88% owner-occupancy rate supports stable values. Appreciation historically tracks the broader Summerlin master plan — one of the most consistent long-term performers in the Las Vegas Valley per Las Vegas REALTORS data.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Cliffs, Summerlin?
These are the eight queries Cliffs and Summerlin South buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools and CCSD, and community facts from the Howard Hughes Corporation master plan record.
Is The Cliffs in Summerlin part of Howard Hughes Corporation?
Yes — The Cliffs is one of Summerlin's 20+ master-planned villages, all developed and managed by Howard Hughes Corporation. Summerlin is consistently ranked among the top-selling master-planned communities in the United States, and The Cliffs benefits from the full covenant protections, trail network, and community standards that HHC maintains across the entire master plan.
What is Sig Rogich Middle School?
Sig Rogich Middle School is a Clark County School District public middle school serving grades 6-8, rated 10/10 by GreatSchools — one of the highest-rated public middles in Nevada. It is zoned to The Cliffs address, making the village one of the most sought-after family zip codes in Summerlin South.
How close is The Cliffs to City National Arena?
About 8 minutes via West Charleston Boulevard — City National Arena is the official practice facility of the Vegas Golden Knights, located at Downtown Summerlin. Public skating sessions and Golden Knights practice opportunities make it one of the most Summerlin-specific amenities for sports-minded residents.
Is The Cliffs walkable to Downtown Summerlin?
Not truly walkable by pedestrian standards — 8 minutes by car is the honest answer. However, the Summerlin trail network connects The Cliffs to the broader master plan, and some residents bike to Downtown Summerlin on pleasant days. By Las Vegas standards, this is excellent proximity to a major retail and entertainment hub.
How does The Cliffs compare to The Paseos, Summerlin?
Both are Summerlin South villages in similar price ranges (The Cliffs $600K–$1.2M, The Paseos from $550K), with comparable CCSD school zoning and trail connectivity. The Cliffs sits slightly further west with more elevation and closer Red Rock proximity; The Paseos has the namesake linear park. Most buyers touring both end up choosing based on specific street position and home character rather than village-level differences.
Does The Cliffs have a community pool?
The Cliffs does not have a village-specific private pool in the same way guard-gated communities offer club amenities. Summerlin's master plan includes community recreation centers and pools within reach, and many individual Cliffs homes have private pools. The City of Las Vegas operates public aquatic facilities in the broader area.
Are there any new homes being built in The Cliffs?
No — The Cliffs is an established village built from 2003 through the late 2000s with no active builder presence inside. Today's market is entirely resale. Buyers wanting new construction with a comparable Summerlin South location should look at newer western villages or Summerlin West, where Howard Hughes Corporation and builders like Toll Brothers are actively selling.
How far is The Cliffs from Las Vegas Ballpark?
About 8 minutes via West Charleston Boulevard — Las Vegas Ballpark is located at Downtown Summerlin and is home to the Las Vegas Aviators, Triple-A affiliate of the Oakland A's. It shares the Downtown Summerlin complex with City National Arena, making The Cliffs one of the most convenient addresses for baseball and hockey fans in the valley.
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 across Summerlin South's villages — from The Cliffs entry homes to The Ridges trophy estates — the depth behind the team's #1 ranking in Nevada.
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Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
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HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
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Want to Talk to a The Cliffs, Summerlin Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of The Cliffs, Summerlin?
Compare The Cliffs with neighboring Summerlin villages and adjacent Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether a different village or price tier actually buys you more of what you're looking for.
More Summerlin communities
- The Crossing
- The Gardens
- The Hills
- The Hills South
- The Mesa
- The Peaks Village
- The Pueblo
- The Ridges
- The Trails
- The Vistas
- The Willows
- Thrive Townhomes
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Which The Cliffs Sub-Neighborhoods and Nearby Villages Can You Explore A–Z?
The Cliffs divides into four address tiers — Cliffs Entry ($600K+), Cliffs Terrace ($650K+), Cliffs Village ($700K+), and Cliffs Ridge ($800K+) — with major Summerlin South villages including The Paseos, The Mesa, and Red Rock Country Club nearby. Dedicated sub-neighborhood pages are rolling out; the entries below are indexed alphabetically.
C
- Cliffs Entry (village entry tier)
- Cliffs Ridge (premium view lots)
- Cliffs Terrace (move-up)
- Cliffs Village (established core)
R
- Red Rock Country Club (adjacent)
KEEP LEARNING
What Else Should You Read About The Cliffs, Summerlin?
These guides extend the research most Cliffs buyers do next — understanding the broader Summerlin market, comparing Summerlin South villages to Henderson's luxury communities, and mapping the Las Vegas buying process — each written by our team from the same LVR MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where valley momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How Summerlin's western villages compare to Henderson's luxury communities — useful for Cliffs buyers weighing both sides of the valley.
Read →COMMUNITY HUB
Summerlin Community Hub
All 20+ Summerlin villages, master plan data, and side-by-side comparisons in one place — the research home base for Cliffs buyers.
Read →Sources & Methodology
Where Does This The Cliffs, Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The Cliffs occupies a single ZIP code (89135), making data cleaner than multi-ZIP communities — but we still distinguish between ZIP-level benchmarks and village-specific plan-record data. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list price, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan record: acreage, home count, establishment date, developer, HOA structure. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Cliffs is not separately tabulated). census.gov/quickfacts
- Clark County School District — School zoning, enrollment, and performance data for Zel & Mary Lowman ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios — cross-checked against Nevada Report Card. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area: acreage (195,819 acres), access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15