Cliffside at Northstar Homes For Sale

KEY TAKEAWAYS

What Should You Know About Cliffside at Northstar at a Glance?

Cliffside at Northstar is 350+ homes priced $400K–$650K in North Las Vegas ZIP 89084, built by Taylor Morrison from 2020 within the Northstar master plan per Las Vegas REALTORS GLVAR data, with a 40-day median DOM and city demographics per the U.S. Census. The takeaways below explain why northern-valley value and growth-corridor fundamentals attract families and relocators.

• The value case: new-construction homes at $400K–$650K buy more modern square footage than comparable budgets in Summerlin or Henderson — the core northern-valley proposition.
• The location: far north North Las Vegas near the 215 Beltway and US-95, with Downtown Las Vegas 15 minutes south and Mt. Charleston 45 minutes north.
• Best for: families seeking newer schools and parks, first-time buyers building equity, and California relocators trading tax burden for modern construction.
• Growth infrastructure: the northern valley is actively adding CCSD campuses, shopping, parks, and road capacity — appreciation follows infrastructure in this corridor historically.
• Do your homework: confirm school zoning at the specific address, review HOA reserves for the young 2020-era association, and test-drive your commute before writing.

Last updated June 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas

PRICE DISTRIBUTION

How Many North Las Vegas ZIP 89084 Homes Sell in Each Price Range?

Across ZIP code 89084 in far north North Las Vegas, active listings span from below $400,000 to above $700,000 according to Las Vegas REALTORS GLVAR MLS data — with Cliffside at Northstar concentrated in the $400K–$650K band where Taylor Morrison's modern construction competes on value and recency.

Counts reflect estimated active MLS listings across ZIP 89084 · June 2026 · Links open the live North Las Vegas MLS search pre-filtered by price. Cliffside at Northstar homes concentrate in the $400K–$650K bands.

SAFETY & CRIME

Is Cliffside at Northstar Safe?

• 65%Owner-occupied households in communityHigher ownership correlates with lower crime density
• 89084Newer northern NLV corridor ZIPLower density, newer construction, family-oriented
• LVMPDLas Vegas Metro Police jurisdictionMetro coverage for North Las Vegas residents
• 2020+Construction era — newer community profileOwner-occupant focus from day one

Sources: FBI Uniform Crime Reporting (latest available data), City of North Las Vegas. Community occupancy details per the community plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Cliffside at Northstar Score?

Cliffside at Northstar earns strong marks for value, new construction quality, and growth trajectory — with honest trade-offs on current school scores and the commute to Strip-adjacent employment. Below is our category-by-category report card, the same six factors our agents walk through with every buyer before a first showing.

• B

  Grade B: Safety

  Newer residential corridor in far north NLV; low density and owner-heavy occupancy support a quieter environment — benchmark blocks via FBI UCR data.

• B-

  Grade B-: Schools

  Zoned CCSD campuses rate 6–7/10 per GreatSchools; new schools opening as the northern valley builds out; Bishop Gorman and Doral Academy expand private/charter options.

• A-

  Grade A-: Cost of Living

  New construction at $400K–$650K with no state income tax and a 3% property-tax cap — the best value-per-square-foot new-build proposition in the Las Vegas Valley.

• B

  Grade B: Amenities

  Community parks and trails on-site; Craig Ranch Regional Park close; retail and dining expanding as the Northstar master plan builds out.

• B+

  Grade B+: Outdoor Access

  Craig Ranch Regional Park (170 acres), Floyd Lamb Park (680 acres), and Mt. Charleston ski and hiking areas 45 minutes north via US-95.

• B

  Grade B: Commute

  Downtown Las Vegas 15 minutes, Strip 25 minutes, Airport 30 minutes via I-15 — solid valley connectivity with 215 Beltway nearby.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Cliffside at Northstar Area Growing?

North Las Vegas is Nevada's fastest-growing large city — adding roughly 60,000 residents since 2010 per U.S. Census counts. Cliffside at Northstar sits in the city's fastest-expanding northern corridor, where the combination of 2020-era construction, infrastructure investment, and California-relative value pricing is driving sustained demand.

Sources: U.S. Census Bureau QuickFacts and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Cliffside at Northstar Score for Livability?

Cliffside at Northstar scores highest on value and new-construction quality: $400K–$650K buys 2020-era systems and modern floor plans with no state income tax and a 3% property-tax cap. The honest trade-offs are school scores still ramping as new CCSD campuses open and a 25-minute Strip commute. Six categories below, benchmarked to Census and community data.

• 74B

  Overall Livability

• 65B-

  Schools (zoned + charter)

• 70B

  Safety (NLV corridor)

• 88A-

  Value & Affordability

• 72B

  Amenities

• 74B

  Location & Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Cliffside at Northstar Area Real Estate Market Trending?

The charts below show North Las Vegas ZIP 89084 sold medians, market time, and monthly closings from Las Vegas REALTORS GLVAR MLS data — the benchmark Cliffside at Northstar trades against. Community-only monthly series would be statistically thin with 350+ homes total, so the cards report 89084 ZIP benchmarks: approximately $520,000 median, 40 median days, community range $400K–$650K.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Cliffside at Northstar Market Right Now?

The 89084 ZIP is moderately competitive: 40 median days on market per Las Vegas REALTORS GLVAR data gives buyers room to negotiate, but well-priced spec homes and builder phase releases move quickly. Individual resale inventory is thin with 350+ homes total, and phase closings can create temporary scarcity at any price point.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89084 figures shown; community-level monthly statistics are intentionally omitted — sample size in a 350-home community is too small to be meaningful.

Community Comparison

How Does Cliffside at Northstar Compare to Nearby North Las Vegas Communities?

A like-for-like comparison of Cliffside at Northstar and key neighboring communities in the northern Las Vegas Valley — entry pricing, builder, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 350+ homes, per-section monthly medians are statistically thin, so we publish entry points and community ranges instead.

Source: Las Vegas REALTORS GLVAR MLS data plus NREG community plan records, June 2026. Per-section $/SF and DOM omitted where samples are too small to be meaningful.

Community Deep Dive

What's Inside the Northstar Area Communities?

BY ZIP CODE

How Does ZIP Code 89084 Break Down?

ZIP 89084 covers far north North Las Vegas, encompassing the Northstar master-plan area including Cliffside at Northstar, Trellis by Pardee, and adjacent new-construction communities. The table below breaks the ZIP by corridor, from entry-level resales to Taylor Morrison's newest phases, per Las Vegas REALTORS GLVAR MLS data.

Source: Las Vegas REALTORS GLVAR MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change intentionally omitted where enclave-scale samples are too small to be meaningful. Boundaries per Clark County GIS.

WHY CLIFFSIDE AT NORTHSTAR

Why Does Cliffside at Northstar Stand Apart From Its Peers?

From the modern Taylor Morrison floor plans to the growth-corridor location, Cliffside at Northstar occupies a distinct niche in the Las Vegas Valley new-construction market. Five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, Clark County Assessor data, and the community plan record — so you can check every claim.

1. 1

   Best value-per-square-foot new construction in the valley

   $400K–$650K for 2020-era Taylor Morrison homes with modern systems — meaningfully more space than comparable budgets in Summerlin or Henderson.

   Community plan record · LVR GLVAR
2. 2

   Zero state income tax + 3% property-tax cap

   Nevada levies no personal income tax and caps annual primary-residence property-tax increases at 3% under NRS 361.471 — a structural cost advantage over California and most Sun Belt alternatives.

   Nevada Revised Statutes 361.471
3. 3

   Growth-corridor appreciation trajectory

   Schools, retail, parks, and roads are being added on a defined municipal timeline — infrastructure catch-up has historically supported appreciation in the northern Las Vegas Valley.

   City of North Las Vegas capital plans
4. 4

   Modern construction standards

   2020-era builds mean current energy codes, smart-home readiness, and warranties still running — a decade-plus ahead of comparable Summerlin resale inventory at the same price.

   Community plan record
5. 5

   Mountain and outdoor recreation proximity

   Craig Ranch Regional Park 10 minutes south, Floyd Lamb Park nearby, and Mt. Charleston ski and hiking 45 minutes north on US-95.

   Drive-time verification · BLM / NV State Parks

WHY BUY IN CLIFFSIDE AT NORTHSTAR

What Are the Top 10 Reasons to Buy a Home in Cliffside at Northstar?

Cliffside at Northstar's case rests on value and trajectory: $400K–$650K for 2020-era construction, zero state income tax, a 3% property-tax cap under Nevada Revised Statutes 361.471, and a northern-valley growth corridor where infrastructure is actively improving. Ten sourced reasons follow.

1. 1

   Best new-construction value in the valley

   $400K–$650K buys more 2020-era square footage than anywhere else in Las Vegas at this price point.

   LVR GLVAR · Community plan record

2. 2

   Zero state income tax

   Nevada levies no personal income tax — saves $10,000–$25,000+ annually for most California relocating households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute, keeping long-run carrying costs predictable.

   NRS 361.471

4. 4

   Modern Taylor Morrison construction

   Energy-efficient systems, smart-home features, and contemporary floor plans built from 2020 onward — still under structural warranty.

   Community plan record

5. 5

   Growth-corridor appreciation potential

   The northern Las Vegas Valley is adding schools, retail, and infrastructure on a defined timeline that historically drives appreciation.

   City of North Las Vegas capital plans

6. 6

   Improving school options

   New CCSD campuses opening; charter alternatives Doral Academy and Pinecrest Academy both rate 8/10 per GreatSchools.

   GreatSchools · CCSD

7. 7

   Mountain recreation proximity

   Craig Ranch Regional Park 10 minutes away and Mt. Charleston ski and hiking 45 minutes north — year-round outdoor access.

   City of North Las Vegas · BLM

8. 8

   HOA-maintained community amenities

   $70–$180 per month funds common-area maintenance, community parks, and trails — lower than comparable Summerlin HOA ranges.

   Community plan record

9. 9

   Easy valley-wide connectivity

   215 Beltway and US-95 nearby for quick access to the Strip (25 min), airport (30 min), and Downtown Las Vegas (15 min).

   Drive-time verification

10. 10

    Owner-occupant community profile

    65% homeownership rate means neighbors are invested, stable residents — the social fabric of a community built to last.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Cliffside at Northstar Homes This Weekend?

Taylor Morrison and resale sellers in Cliffside at Northstar both schedule open houses, particularly on weekends when builder model homes are staffed. Set up instant alerts to be notified the moment a home schedules an open house — or browse every active listing now and let us arrange a private showing, including builder model tours with no pressure.

RELOCATION TIMELINE

How to Relocate to Cliffside at Northstar in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Cliffside at Northstar buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Define your product: new build vs. resale

   Decide between a Taylor Morrison new build (spec or to-be-built) and existing resale. New construction offers warranties and design-center customization; resales close faster and sometimes carry premium upgrades already included.

2. 02

   Get pre-approved — program-aware

   FHA works at $400K entry with 3.5% down; conventional is cleaner above $450K. VA allows 0% down for eligible veterans. For builder contracts, Taylor Morrison's preferred lender sometimes offers rate buydowns that change the real payment equation — compare both.

3. 03

   Hire a North Las Vegas specialist

   Builder contracts are negotiated on your behalf by your agent at no extra cost — the builder pays the commission. Our team tracks every phase, lot premium, and spec-home release in Northstar weekly.

4. 04

   Tour models and resales

   Taylor Morrison's model homes are open weekends; resale showings are by appointment. For out-of-state buyers, we offer full virtual tours with live walkthroughs via video call before any travel.

5. 05

   Write and negotiate the offer

   On builder new construction, negotiate incentives: rate buydowns, closing-cost credits, and design-center allowances are often available and rarely advertised. On resales, our team pulls the right 89084 comps to price your offer competitively.

6. 06

   Review HOA docs and inspection reports

   Request the full association disclosure package — current dues, reserve study, and assessment history. For new construction, order an independent inspection before the drywall is closed even on a builder contract; defects found early are fixed at builder cost.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days on resales, 60-90 days on new construction spec homes, and 4-8 months on to-be-built contracts from purchase agreement to keys.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District or North Las Vegas municipal water), register with the HOA, then handle DMV — Nevada driver's license within 30 days of establishing residency, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Cliffside at Northstar Economy?

Cliffside at Northstar runs on a working-family and professional economy: residents in ZIP 89084 skew toward dual-income households, younger professionals, and first-time buyers. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and the northern valley's logistics, distribution, and light industrial sector is expanding rapidly alongside residential growth.

Top Cliffside at Northstar Area Employers

• Amazon, Fulfillment & Logistics (North Las Vegas)Major fulfillment center and distribution operations in the northern industrial corridor
• Las Vegas Metropolitan Police Department (LVMPD)Area policing and public safety employment covering North Las Vegas
• Clark County School District (CCSD)Area campuses including Shadow Ridge High, Escobedo Middle, and new northern-valley schools opening
• Nellis Air Force BaseMilitary installation north of North Las Vegas employing thousands of service members and civilians
• City of North Las VegasMunicipal services, public works, and administration for the city
• Las Vegas Strip resort corridorHospitality and entertainment employment 25 minutes south via I-15 and US-95

Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Cliffside at Northstar Compare to Summerlin, Henderson & North Las Vegas?

If you're weighing Cliffside at Northstar against the valley's established address options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Cliffside wins on value and construction recency, Summerlin on amenities and school depth, Henderson on overall safety scores — sources are LVR GLVAR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS GLVAR, U.S. Census QuickFacts. Community income and population figures are plan-record values; city demographics are North Las Vegas citywide — the Census does not tabulate the community separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Cliffside at Northstar?

The 215 Beltway and US-95 are the community's primary highway links — both within minutes of the Northstar area — giving residents quick access to the valley's main employment corridors. Mean North Las Vegas commutes run about 28 minutes per U.S. Census ACS data, and Cliffside at Northstar's northern position benchmarks close to that.

Drive Times from Cliffside at Northstar

• ~10 minCraig Ranch Regional ParkVia Craig Rd south
• ~15 minDowntown Las VegasVia I-15 or Las Vegas Blvd south
• ~25 minLas Vegas StripVia I-15 south or US-95 south
• ~30 minHarry Reid International AirportVia I-15 south → I-215
• ~20 minNellis Air Force BaseVia US-95 east
• ~30 minSummerlin (via 215)Via I-215 west
• ~45 minMt. Charleston trailheadsVia US-95 north → NV-157
• ~50 minLee Canyon SkiVia US-95 north → NV-156

Transportation Options

• Driving

  The standard mode: the 215 Beltway and US-95 provide quick on-ramps within minutes of the community for valley-wide reach. Cliffside at Northstar is a car-oriented community — plan accordingly.

• RTC Transit

  RTC routes serve major North Las Vegas and Las Vegas corridors, but coverage thins in far-north new-development areas. Transit is a supplemental option, not a primary commute mode, for most Cliffside residents.

• Cycling & Trails

  The City of North Las Vegas is actively expanding its trail network to connect new master-planned communities. In-community paths connect residents to Craig Ranch Regional Park; valley-wide cycling infrastructure is still maturing.

• Rideshare

  Available throughout North Las Vegas; airport runs typically $35–$50 from the Northstar area, and the 215 Beltway gives rideshare drivers reasonable routing to Strip destinations.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do I need to buy in Cliffside at Northstar?

At $400K–$650K, Cliffside at Northstar homes fit FHA financing comfortably: 3.5% down ($14,000–$23,000) with a 580+ credit score, or 10% conventional ($40,000–$65,000). VA loans allow 0% down for eligible veterans. Taylor Morrison sometimes offers builder rate buydowns through their preferred lender that reduce the effective rate — have our team model the buydown vs. conventional path before you commit. First-time buyers may also qualify for Nevada Housing Division down-payment assistance.

PEOPLE ALSO ASK

What Else Do People Ask About Cliffside at Northstar?

These are the eight questions Cliffside at Northstar buyers and California relocators actually type into search engines — answered with specifics you can verify: market figures from Las Vegas REALTORS GLVAR data, tax law from Nevada statutes, and community facts from the plan record.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct builder relationships with Taylor Morrison and every major Las Vegas Valley builder, 9,600+ closed transactions, and $4.85B+ in volume since 2011. Our agents navigate new-construction contracts, builder incentives, and growth-corridor due diligence throughout the northern Las Vegas Valley — 9,061+ verified five-star reviews back the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Cliffside at Northstar?

Compare Cliffside at Northstar with neighboring master plans and nearby cities across the northern Las Vegas Valley. Each card pairs the commute time with price positioning so you can judge whether a different community offers more home for the money.

A–Z INDEX

Which Northstar-Area Communities Can You Explore A–Z?

The Northstar master plan and surrounding northern Las Vegas Valley corridor includes multiple builder communities across a defined growth footprint. The entries below are indexed alphabetically for orientation, and our team can pull current listings and builder inventory for any of them on request.

Sources & Methodology

Where Does This Cliffside at Northstar Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. Because Cliffside at Northstar is a 350-home community, we present ZIP 89084 statistics as area benchmarks — never community-specific claims — and omit section-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS / GLVAR — Median list and sold prices, days on market, active and closed counts for ZIP code 89084 and North Las Vegas. lasvegasrealtors.com
2. U.S. Census Bureau — North Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
3. City of North Las Vegas — City services, capital investment plans, park and trail development, and infrastructure timelines for the Northstar corridor. cityofnorthlasvegas.com
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89084. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — North Las Vegas violent and property crime rates, corridor-level benchmarking. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for the 89084 corridor. greatschools.org
9. California Franchise Tax Board — 13.3% top marginal state income tax rate used in the California relocation comparison. ftb.ca.gov
10. 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).

Last refresh: June 2026 · Next scheduled refresh: July 2026