Belmont at The Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Belmont at The Cliffs at a Glance?

Belmont at The Cliffs is a 210+ home Woodside Homes community priced $650K–$1.1M in Summerlin's Cliffs village (ZIP 89135), with a 44-day area median DOM and top-rated CCSD schools, per Las Vegas REALTORS market data. Five things every Cliffs village buyer should check first, per the U.S. Census and community plan record.

• New-ish construction: Woodside Homes delivered 210+ homes beginning in 2019 — recent finishes, modern floor plans, and covered outdoor living on elevated Cliffs village lots.
• Price band: $650K–$1.1M for 2,400–4,000 sq ft; lot position, view premium, and upgrades drive where a specific home lands.
• Top-rated schools: Bonner Elementary 9/10, Rogich Middle 10/10, Palo Verde High 8/10 — among Clark County School District's strongest zones.
• Canyon access: Red Rock Canyon National Conservation Area is ten minutes west via West Charleston Blvd; Downtown Summerlin is five minutes east.
• Due diligence items: Confirm HOA layer ($100–$280/mo master + sub), school boundary for your specific address, and builder warranty transfer on resale homes.

Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many Belmont at The Cliffs–Area Homes Sell in Each Price Range?

ZIP 89135 is Summerlin's premium corridor, and active listings concentrate in the $600K–$1.5M range per Las Vegas REALTORS MLS data. Belmont itself targets the $650K–$1.1M band — well-positioned relative to The Ridges and Red Rock Country Club above and older Summerlin villages below.

Counts reflect active MLS listings in ZIP 89135 (Summerlin Cliffs village area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Belmont proper runs $650K–$1.1M.

SAFETY & CRIME

Is Belmont at The Cliffs Safe?

• 85%Owner-occupied householdsCommunity plan record
• LVMPDCity of Las Vegas police jurisdictionMetro coverage for the Cliffs village
• HOAActive community standards enforcementSummerlin master + Belmont sub-association
• LowCrime consistent with Summerlin master planFBI UCR benchmarked data

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

LIVABILITY REPORT CARD

How Does Belmont at The Cliffs Score?

Belmont earns top marks for schools, outdoor access, and recent construction quality, with honest trade-offs on price per square foot versus Summerlin's older villages and the absence of a guard gate. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering the Cliffs village.

• A

  Grade A: Schools

  Bonner Elementary 9/10, Rogich Middle 10/10, Palo Verde High 8/10 per GreatSchools — among the strongest school zones in Clark County.

• B+

  Grade B+: Safety

  Open-access Summerlin community with low crime per FBI UCR data; no guard gate, but strong HOA standards and neighbor ownership density of 85%.

• B

  Grade B: Cost of Living

  $650K–$1.1M entry is premium but below guard-gated Summerlin enclaves; HOA at $100–$280/mo is reasonable for Summerlin's full trail and amenity network.

• A

  Grade A: Outdoor Access

  Red Rock Canyon ten minutes west, Fox Hill Park and Paseos trails within walking distance, Downtown Summerlin five minutes east — canyon lifestyle without compromise.

• A-

  Grade A-: Construction Quality

  2019 Woodside Homes construction — modern open floor plans, contemporary desert architecture, covered patios, and pool-ready yards on select lots.

• B+

  Grade B+: Commute

  20 minutes to the Strip, 30 to the airport, five to Downtown Summerlin. Longer than central Las Vegas addresses but comfortable for most professionals.

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 Belmont at The Cliffs Area Growing?

Belmont itself is a young, mostly built-out community — 210+ homes delivered since 2019, with growth occurring through resale activity rather than new rooftops. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and Summerlin's ZIP 89135 remains among the most in-demand corridors in the entire valley.

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

LIVABILITY SCORES

How Does Belmont at The Cliffs Score for Livability?

Belmont scores highest on schools, outdoor access, and construction quality: Rogich Middle School earns a 10/10 per GreatSchools, Red Rock Canyon is ten minutes west, and 2019 Woodside homes deliver modern finishes. The trade-off is price: entry at $650K sits below guard-gated Summerlin peers but above older villages. Six categories below, benchmarked to Census and FBI data.

• 88A-

  Overall Livability

• 94A

  Schools (zoned + private)

• 78B+

  Safety (open-access)

• 55C+

  Cost of Living

• 88A-

  Outdoor Access

• 80B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Belmont at The Cliffs Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark the Cliffs village trades against. Belmont itself spans 210+ homes in ZIP 89135, where the area median list is $1.05M and median days on market runs 44 days per LVR sold data.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Belmont at The Cliffs market right now?

ZIP 89135 runs a 44-day median DOM per Las Vegas REALTORS data — measured but active for a high-price-point Summerlin village. Belmont's 210+ homes trade infrequently as a standalone community; buyers should watch the ZIP-area inventory closely and be pre-approved to move when the right floor plan surfaces.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures span the Cliffs village and broader 89135 corridor — treat community-level statistics as indicative, not definitive.

Village Comparison

How Does Belmont Compare to Nearby Cliffs Village Communities?

A side-by-side comparison of Belmont at The Cliffs against the nearby Cliffs village and Summerlin neighbors — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Entry points shown; per-home medians at this scale are statistical noise.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-community $/SF and DOM for small communities are intentionally omitted — samples are too small to be meaningful.

Community Deep Dive

What's Inside the Cliffs Village Communities?

BY ZIP CODE

How Does ZIP Code 89135 (Belmont at The Cliffs) Break Down?

ZIP 89135 is Summerlin's highest-demand postal code — it spans multiple Cliffs and Summerlin West villages from the $500Ks to $5M+ custom estates in The Ridges. The table below places Belmont's $650K–$1.1M band in context within the broader 89135 landscape, per Las Vegas REALTORS MLS data.

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

WHY BELMONT AT THE CLIFFS

Why Does Belmont at The Cliffs Stand Apart From Its Peers?

From Woodside's 2019 floor plans to the Cliffs village trail network, Belmont fills a specific niche in the Summerlin market. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Census figures, and the community plan record — so you can check every claim.

1. 1

   Top school zone in the Cliffs village

   Bonner Elementary (9/10) and Rogich Middle School (10/10) are among the highest-rated CCSD campuses in the entire valley — rare combination in a sub-$1.1M community.

   GreatSchools · Clark County School District
2. 2

   Red Rock Canyon ten minutes west

   The Bureau of Land Management's ~195,000-acre conservation area starts ten minutes from Belmont's front door — trail access that no other price-comparable Las Vegas community can match.

   Bureau of Land Management
3. 3

   Recent Woodside construction

   2019 delivery means modern open floor plans, contemporary desert architecture, covered patios, and pool-ready yards — not 1990s finishes at a 2026 price.

   Community plan record
4. 4

   Tax-efficient ownership

   Nevada's 3% primary-residence tax cap under NRS 361.471, zero state income tax, and roughly 0.5–0.7% effective rate keep long-run carrying costs predictable.

   Nevada Revised Statutes 361.471
5. 5

   Summerlin's full amenity network

   210 miles of trails, Downtown Summerlin shopping, TPC Summerlin golf, and 26 parks — all accessible through the Howard Hughes master association Belmont residents belong to.

   Howard Hughes Corporation

WHY BUY IN BELMONT AT THE CLIFFS

What Are the Top 10 Reasons to Buy a Home in Belmont at The Cliffs?

Belmont's case rests on schools, canyon access, and recent construction: Rogich Middle School (10/10), Red Rock Canyon ten minutes away, and 2019 Woodside floor plans — all with property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471 and zero state income tax. Ten sourced reasons follow.

1. 1

   Rogich Middle School (10/10)

   The highest-rated middle school in the Cliffs zone per GreatSchools — a genuine differentiator for families comparing Summerlin's newer villages.

   GreatSchools

2. 2

   Red Rock Canyon ten minutes away

   The BLM's ~195,000-acre conservation area is the closest canyon trail access of any sub-$1.1M Las Vegas community.

   Bureau of Land Management

3. 3

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most households relocating from California.

   Nevada Department of Taxation

4. 4

   3% property-tax cap

   Annual increases on a primary residence are capped by statute under NRS 361.471.

   NRS 361.471

5. 5

   2019 Woodside construction

   Modern floor plans, contemporary finishes, and covered outdoor living — not dated 1990s architecture at 2026 pricing.

   Community plan record

6. 6

   Bonner Elementary (9/10)

   Top-rated CCSD elementary school anchors the Belmont school pipeline alongside Rogich and Palo Verde.

   GreatSchools

7. 7

   $650K–$1.1M price band

   Below guard-gated Summerlin peers (The Ridges from $2M, Red Rock CC from $1.2M) — the Cliffs village lifestyle at a meaningfully lower entry.

   Community plan record

8. 8

   Summerlin's full trail and park network

   210 miles of trails, 26 parks, and Downtown Summerlin all accessible through the Howard Hughes master association.

   Howard Hughes Corporation

9. 9

   Five-minute Downtown Summerlin commute

   The west valley's major retail, dining, and office hub is five minutes from Belmont's doorstep.

   Community plan record drive times

10. 10

    85% owner-occupancy rate

    High ownership density means invested neighbors, lower rental turnover, and sustained community standards.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Belmont at The Cliffs Homes This Weekend?

Open houses in Belmont and the Cliffs village are relatively common for a Summerlin community of this size — the open-access layout means no gate coordination required. Set up instant alerts to hear about new Belmont open houses the moment they're scheduled, or browse every active listing now and let us arrange private showings at your convenience.

RELOCATION TIMELINE

How to Relocate to Belmont at The Cliffs in 8 Steps

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

1. 01

   Set your Belmont budget and floor plan goals

   Decide whether you're targeting entry ($650K–$750K, smaller Woodside plans), the core range ($750K–$950K), or upper Cliffs village homes above $950K. Each tier has different financing paths and HOA considerations.

2. 02

   Get pre-approved — know your conforming vs. jumbo threshold

   Most Belmont homes finance conventionally; the upper range can cross into jumbo territory. Have your lender confirm your specific situation before you tour so you're ready to write when the right home surfaces.

3. 03

   Hire a Summerlin Cliffs village specialist

   With only 210+ homes in the plan and thin resale inventory, having an agent who tracks every Belmont listing — and knows which lots carry canyon views or pool-ready yards — is not optional.

4. 04

   Tour in person or virtually

   No gate coordination needed — Belmont is open-access. Walk the community at different times of day, note lot orientation relative to Red Rock views, and verify school boundary for the specific address before you decide.

5. 05

   Write and negotiate the offer

   Conventional with strong pre-approval competes well in this range. Ask our team where each seller actually stands before you write — days on market and local context matter more than the asking price alone.

6. 06

   Order HOA documents and inspection early

   Request the Summerlin master and Belmont sub-association resale package at acceptance — dues, reserves, assessment history, CC&Rs. Woodside warranty transfer terms on resale homes should also be confirmed during due diligence.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. Standard title, HOA questionnaire, and lender conditions apply — build in a few extra days if the resale package turnaround is slow.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Belmont and Summerlin associations, then handle Nevada DMV — license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Belmont at The Cliffs Economy?

Belmont's economy is professional and move-up: average household income above $120,000, 85% ownership, and a five-minute commute to the Downtown Summerlin corporate corridor. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, anchoring Belmont's professional employment base.

Top Belmont at The Cliffs–Area Employers

• Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west valley's major retail employment hub, five minutes east
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about twelve minutes away
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, ten minutes east
• The Strip resort corridorLas Vegas's hospitality and entertainment employment core, twenty minutes east via Summerlin Pkwy
• Clark County School District (Summerlin)Bonner, Rogich, Palo Verde, and additional Summerlin-area campuses employing hundreds of educators
• Howard Hughes CorporationSummerlin's master developer operates its community management and real estate operations in the valley

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

COMMUNITY COMPARISON

How Does Belmont at The Cliffs Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Belmont against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Belmont wins on school zone quality and canyon proximity, Summerlin on new-construction selection, Henderson on broad safety rankings — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Belmont figures reflect community plan records; school ratings per GreatSchools; city-level demographics are Las Vegas citywide — the Census does not tabulate the community separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Belmont at The Cliffs?

Belmont's Cliffs village location puts the whole valley within reach: West Charleston Boulevard and the 215 Beltway feed every direction efficiently. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and the Downtown Summerlin corridor beats that comfortably at five minutes from Belmont.

Drive Times from Belmont at The Cliffs

• 5 minDowntown Summerlin (shopping, dining, Ballpark)W Charleston Blvd east
• ~10 minRed Rock Canyon (BLM trailheads)W Charleston Blvd west
• ~12 minSummerlin Hospital Medical CenterRampart Blvd north
• ~12 minTPC SummerlinSummerlin Pkwy or Tournament Players Dr
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 east
• ~30 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 South
• ~35 minHendersonI-215 south → I-515 east

Transportation Options

• Driving

  The default, and manageable: Belmont sits on West Charleston Boulevard with quick 215 Beltway access north and south. The commute to Downtown Summerlin is negligible; the Strip is 20 minutes and the airport 30 — reasonable for Summerlin's western position.

• RTC Transit

  Routes run the Charleston Boulevard corridor, but residents should not plan a car-free life — this is a suburban master-planned community built around driving. Transit serves occasional trips, not daily commutes.

• Cycling & Trails

  Summerlin's 210-mile trail network starts at Belmont's doorstep, and West Charleston Blvd has dedicated bike infrastructure connecting to Red Rock Canyon. For recreation, Belmont is among the best-positioned communities in the valley.

• Rideshare

  Fast and reliable in this corridor — airport runs cost roughly $35–$50 from the Cliffs village, and no gate access coordination is needed for pickups and drop-offs.

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

Quick Answer

What down payment do you need for Belmont at The Cliffs?

Most Belmont buyers put down 10% to 20%. On an $850,000 home, that's $85,000 (10%) to $170,000 (20%) — conventional financing works across most of Belmont's $650K–$1.1M range, and VA loans allow 0% for eligible veterans. Near the top of the range, jumbo thresholds may apply; have your lender confirm requirements before you tour. Seller-paid closing cost credits are sometimes available on new construction specs — ask our team what Woodside is currently offering.

PEOPLE ALSO ASK

What Else Do People Ask About Belmont at The Cliffs?

These are the questions Belmont buyers most often type into Google and AI assistants — answered with verifiable specifics covering the $650K–$1.1M price range, school zones, and HOA layers. Market figures sourced from Las Vegas REALTORS; school ratings from GreatSchools; tax rules from Nevada Revised Statutes; 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 Woodside Homes, 9,600+ closed transactions and $4.85B+ in volume since 2011, and 9,061+ verified five-star reviews. Our agents have represented buyers and sellers across Summerlin's Cliffs village, The Ridges, and Red Rock Country Club — every price point in ZIP 89135 — the experience behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Belmont at The Cliffs?

Compare Belmont with neighboring Cliffs village communities and broader Summerlin master plan villages. Each card pairs the commute time with price positioning, so you can judge whether stepping up to a guard-gated Summerlin enclave or across to another village actually buys you more for the money.

A–Z INDEX

Which Cliffs Village Communities Can You Explore A–Z?

The Cliffs village encompasses multiple builder communities and sub-neighborhoods within Summerlin's western edge. The entries below are indexed alphabetically — dedicated pages are rolling out, and our team can pull current listings and HOA documents for any of them on request.

Sources & Methodology

Where Does This Belmont at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers regularly. Because Belmont encompasses only 210+ homes, community-level medians would be statistical noise — we publish plan ranges and ZIP 89135 area benchmarks instead, labeled honestly as area figures throughout. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP 89135 and the Las Vegas market. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan community standards, trail network, park system, and Belmont community plan record. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Belmont is not separately tabulated). census.gov/quickfacts
4. City of Las Vegas — City services, police coverage, and short-term rental regulations. lasvegasnevada.gov
5. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
6. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
7. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Bonner, Rogich, Palo Verde, and area private schools. greatschools.org
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trailheads, and recreation data. blm.gov
9. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for area safety benchmarking. fbi.gov/ucr
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