Top Rated
9/10
9/10John W. Bonner Elementary
Zoned · Summerlin (5 min)
K-5750 Students16:1
The Cliffs, Summerlin
Cliffs Edge at Summerlin Homes For Sale
Nevada's #1 real estate team for Cliffs Edge at Summerlin. Search luxury Toll Brothers single-family homes with Red Rock views in The Cliffs village — new construction and resale in ZIP 89135.
PRICE RANGE
$700K–$1.3M
Community plan record · Toll Brothers
HOME SIZES
2,800–5,000 sq ft
Toll Brothers Cliffs Edge plans
HOMES IN COMMUNITY
200+
Community plan record
TYPICAL DAYS ON MARKET
45
LVR / GLVAR, luxury 89135 tier
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Cliffs Edge at Summerlin at a Glance?
Cliffs Edge is a 65-acre Toll Brothers luxury village in Summerlin (ZIP 89135), with 200+ homes priced $700K–$1.3M and elevated Red Rock view lots per Howard Hughes Corporation. Market pacing reflects the luxury tier: roughly 45 median days per Las Vegas REALTORS. The takeaways below cover what to know before you tour.
- The product: Toll Brothers luxury construction at 2,800–5,000 sq ft, gourmet kitchens, spa suites, and deep design center customization — the Cliffs village premium tier.
- The location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — elevated Summerlin terrain with valley and mountain views.
- Best for: Luxury-new-construction buyers, California relocators trading tax burden for Toll Brothers quality, and families targeting Rogich MS (10/10) and Palo Verde HS (8/10) zoning.
- Not guard-gated: Cliffs Edge is a luxury open community — no staffed gate — which holds HOA dues to $120–$320/month and entry pricing below comparable gated Summerlin enclaves.
- Design center math: Budget $50,000–$150,000 above base price for Toll Brothers design center upgrades; resale values reflect those choices, so get an agent to price them accurately.
Last updated June 2026 · Sources: LVR, Howard Hughes Corporation, U.S. Census
Where Can I Find Cliffs Edge Homes for Sale?
The Summerlin ZIP 89135 corridor carried active luxury listings in June 2026 according to Las Vegas REALTORS MLS data, with Cliffs Edge priced $700K–$1.3M. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Cliffs Edge Homes Sell in Each Price Range?
Cliffs Edge homes range from $700,000 to $1.3 million, with concentration in the $800K–$1.3M band for premium view lots and design-center-upgraded builds per Las Vegas REALTORS MLS data. The bands below show where Summerlin ZIP 89135 competition concentrates, from entry luxury through the upper Cliffs Edge tier.
Browse Cliffs Edge Listings
How Can You Find a Cliffs Edge Home by Type, View & Price?
Cliffs Edge homes span 2,800 to 5,000 sq ft across Toll Brothers floor plans, with view lots, design center upgrades, and pool-ready lots differentiating pricing within the $700K–$1.3M range — each link opens our live Las Vegas MLS search, with listings updated daily from Las Vegas REALTORS MLS data.
Which Cliffs Village Communities Should You Explore?
Cliffs Edge is the luxury tier of the Cliffs village — compare it against neighboring Cliffs communities and broader Summerlin villages to calibrate your budget. Counts show active 89135 ZIP listings in each price band.
Luxury · View Lots · 2,800–5,000 sq ft
Cliffs Edge (Toll Brothers)
Cliffs Village · Multiple BuildersThe Cliffs Village (broader)
New Construction · SummerlinArista at The Cliffs
Master Plan · Multiple Price PointsSummerlin (all villages)
Metro · All CommunitiesLas Vegas (citywide)
Staffed Gate · LuxuryGuard-Gated Summerlin
By Price Range
Updated daily · 200 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Cliffs Edge Listings First?
Custom alerts by price, beds, view tier, and lot type — no spam, unsubscribe anytime. With 200+ homes and only a handful reselling in any month, the right Cliffs Edge home may appear once a season; alert subscribers see it within hours, not weeks. New Toll Brothers releases sell quickly — alert setup means you hear first.
- 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
EDUCATION
9/10
9/10
8/10
8/10
How Are the Schools for Cliffs Edge at Summerlin?
Schools are a core reason buyers choose Cliffs Edge: the community is zoned to John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools — a top-to-bottom CCSD sequence that's among the strongest in Summerlin. Private options include The Meadows School and Bishop Gorman High School, both within 15 minutes.
9/10The Meadows School (Lower)
Private · west valley (12 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-121200 Students18:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (12 min)
K-8800 Students16:1
8/10Doral Academy Pebble Campus
Charter · west valley (15 min)
K-81000 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Cliffs Edge at Summerlin Families?
According to GreatSchools.org, Cliffs Edge families have access to a rare top-to-bottom CCSD sequence: Bonner Elementary (9/10), Rogich Middle School (10/10), and Palo Verde High School (8/10) — all within 10 minutes. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 8 min | $700,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $700,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin area · 10 min | $700,000+ |
| 4 | John W. Bonner Elementary | Public (zoned) | K-5 | 9/10 | Summerlin · 5 min | $700,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $700,000+ |
SAFETY & CRIME
Is Cliffs Edge at Summerlin Safe?
Direct Answer
Yes — Cliffs Edge is a high-income, owner-heavy neighborhood in the Cliffs village of Summerlin, one of Las Vegas's most established master-planned communities. The community is not guard-gated, but 90% owner-occupancy and Summerlin's consistent maintenance culture produce a low-incident environment. Benchmark the surrounding 89135 area through FBI Uniform Crime Reporting data to verify specific corridors.
- Owner-occupied householdsCommunity plan record · high stability indicator
- Las Vegas Metro Police jurisdictionSummerlin area coverage
- Homes in community (tight-knit)Neighbors know each other — low anonymity
- Community standards enforcedHoward Hughes Corporation master plan rules
What Buyers Should Know
Cliffs Edge benefits from the quality signals of Summerlin's master plan — maintained common areas, active HOA enforcement, and neighbors who invested $700,000–$1.3 million in their homes — without the cost of a staffed gate. The Cliffs village sits in the western Las Vegas Valley, away from higher-density urban corridors, with the 89135 ZIP among the safer in the metro by crime-per-capita benchmarks.
The surrounding 89135 area is an established, high-income, owner-heavy corridor. Typical incidents in Summerlin communities run to property-class matters — rare vehicle break-ins on major commercial corridors — at rates buyers can verify through FBI UCR-based tools. The 10-minute proximity to Red Rock Canyon means neighbors are active, outdoorsy households rather than transient-occupancy renters.
Buyers who require a staffed gate should compare The Ridges or other guard-gated Summerlin enclaves. For buyers prioritizing school zone, views, and Toll Brothers quality over gated security, Cliffs Edge delivers a safe, stable ownership environment at $700,000–$1.3 million.
Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community ownership and demographic details per the plan record. Last updated June 2026.
Living In
What's It Like Living in Cliffs Edge at Summerlin?
The Answer
Cliffs Edge is a 65-acre Toll Brothers luxury village in the Cliffs section of Summerlin — homes from 2,800 to 5,000 sq ft, many with Red Rock Canyon views, and five-minute access to Downtown Summerlin. Part of the Howard Hughes Corporation master plan, with 150-plus miles of trails and curated village standards.
What is Cliffs Edge at Summerlin known for?
Cliffs Edge is known for Toll Brothers luxury construction, elevated lots with Red Rock Canyon and desert-escarpment views, generous floor plans from 2,800 to 5,000 sq ft, and deep design center customization in the premium tier of the Cliffs village.
Who should live in Cliffs Edge?
Luxury new-construction buyers who want Toll Brothers quality with Red Rock views, California relocators seeking to trade income-tax burden for equivalent product at a fraction of the cost, and families targeting Summerlin's top-rated public school zone.
What is daily life like?
Morning trail runs on Summerlin's interconnected path network, afternoons at Downtown Summerlin's open-air dining and shops five minutes away, and weekends hiking or climbing at Red Rock Canyon — 10 minutes from your driveway.
Location
Where Is Cliffs Edge at Summerlin
Cliffs Edge sits in the Cliffs village of Summerlin in western Las Vegas (ZIP 89135), on elevated terrain near the community's western edge. About 65 acres. Five minutes from Downtown Summerlin, ten minutes from Red Rock Canyon, twenty minutes from the Strip via Summerlin Parkway and I-15.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Las Vegas Strip
20
Min
Airport (Harry Reid)
30
Min
Downtown Las Vegas
25
Min
Cliffs Edge at Summerlin
At a Glance$700,000–$1,300,000
Price Range
2,800–5,000 sq ft
Home Sizes
200+
Homes in Community
~45 (luxury 89135)
Typical Days on Market
- Setting
- Luxury new construction village within Summerlin
- Acreage
- 65 acres
- Homes
- 200+
- Established
- 2021
- Developer
- Howard Hughes Corporation / Toll Brothers
- Gate
- None (open community)
- HOA
- $120–$320/mo
- ZIP Code
- 89135
- Schools
- CCSD top-rated: Bonner ES 9/10 · Rogich MS 10/10 · Palo Verde HS 8/10
- Trails
- Direct Summerlin trail network access
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
LIVABILITY REPORT CARD
How Does Cliffs Edge at Summerlin Score?
Cliffs Edge earns top marks for schools, outdoor access, and new-construction quality, with honest trade-offs on non-gated security and design-center budget surprises. Below is our category-by-category report card — the same six factors our agents walk through with every relocation buyer before their first Toll Brothers model tour.
Grade A: Schools
Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) — among the strongest CCSD zones in Summerlin, per GreatSchools.
Grade A: Outdoor Access
Red Rock Canyon 10 minutes west, Summerlin's 150-plus trail miles threading through the village, Fox Hill Park and Paseos Park nearby.
Grade B+: New Construction Quality
Toll Brothers delivers the luxury tier: gourmet kitchens, spa suites, custom design center, and 2,800–5,000 sq ft floor plans on view lots.
Grade B: Safety
Open community in a well-maintained Summerlin village — not guard-gated, but low crime in a high-income, owner-heavy neighborhood.
Grade B+: Location & Access
5 minutes to Downtown Summerlin, 20 to the Strip, 30 to the airport — strong for a luxury community this far west.
Grade C+: Cost of Ownership
Entry from $700K with $120–$320/mo HOA is reasonable for the tier, but design center upgrades can add $100K–$150K above base price.
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.
Quick Answer
Is Cliffs Edge at Summerlin a good place to live?
Yes — for the right buyer profile. Cliffs Edge delivers Toll Brothers luxury construction on elevated Summerlin lots with Red Rock Canyon views, five minutes from Downtown Summerlin, and zoned to three top-rated CCSD schools. The community is not guard-gated, which holds HOA dues under $320 per month and entry pricing well below comparable gated Summerlin enclaves. The honest trade-offs: design center upgrades add quickly above base price, and buyers who need a staffed gate should also tour The Ridges. For families and California relocators prioritizing new construction quality and school zone over gated privacy, few addresses in Las Vegas compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Cliffs Edge at Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Cliffs Edge — the parent city holds 656,274 residents with a median household income of $66,820. Inside Cliffs Edge, community records show 600+ residents across 200+ households with a median age of 48 and average household income above $200,000.
The Census doesn't break out the Cliffs Edge enclave separately, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the community, our closing data shows a high concentration of luxury homeowners: Toll Brothers design-center buyers, California professionals relocating for Nevada's zero income tax, and Summerlin families targeting the Rogich Middle School (10/10) zone.
600+
vs Las Vegas 656,274
~48
vs Clark Co 38
$200,000+
vs Clark Co median $74,007
90%
vs Clark Co 59%
200+
vs Clark Co ~860,000
$700K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Cliffs Edge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Cliffs Edge Area Growing?
Cliffs Edge itself is still completing its 200+ home buildout — the community launched in 2021 and the Cliffs village continues accepting new Toll Brothers releases. Its parent city, Las Vegas, has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor remains among the most in-demand in the metro. Howard Hughes Corporation continues investing in Summerlin's westward expansion, which anchors sustained demand for the 89135 ZIP.
656,274Las Vegas residents (Census)
200+Cliffs Edge homes (completing buildout)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Summerlin's westward expansion — anchored by Howard Hughes Corporation's continued master plan investments — continues to generate demand in the Cliffs village and surrounding 89135 ZIP. As Cliffs Edge completes its buildout, future supply will tighten: the Cliffs village has limited remaining land for additional luxury new construction at this tier, which supports long-run resale values for early Toll Brothers buyers.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Cliffs Edge Score for Livability?
Cliffs Edge scores highest on schools, outdoor access, and new-construction quality: Rogich MS ranks 10/10 and Bonner ES 9/10 per GreatSchools, Red Rock Canyon is 10 minutes west, and Toll Brothers delivers the Cliffs village luxury tier. The honest trade-offs are the non-gated entry and design center upgrade costs. Six categories below, benchmarked to Census and GreatSchools data.
- 88A-
Overall Livability
- 92A
Schools (zoned + private)
- 72B
Safety (open community)
- 50C+
Cost of Ownership
- 90A
Outdoor Access
- 82B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Cliffs Edge at 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 Cliffs Edge trades against. The community itself has 200+ homes, so ZIP 89135 figures provide the most relevant trend context: a luxury market that has maintained strong demand despite broader valley fluctuations.
Median Price Range
$700K–$1.3M Cliffs Edge plan range; luxury 89135 ZIP posts strong demand per LVR
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~45 days typical for Summerlin luxury tier; well-priced listings with Red Rock views move faster
vs May 2025
Source: Las Vegas REALTORS
Market Character
Tight inventory in 89135 luxury tier; Toll Brothers quality and Summerlin location sustain buyer demand
vs May 2025
Source: Las Vegas REALTORS
The long view: Cliffs Edge at Summerlin's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
45
TYPICAL DAYS ON MARKET
$1.3M
UPPER PRICE RANGE
200+
HOMES IN THE COMMUNITY
< 1 hr
OUR RESPONSE TIME
STRONG DEMAND
Get matched with a
Cliffs Edge specialist.
Market Competitiveness
How Competitive Is the Cliffs Edge Market Right Now?
Cliffs Edge is a healthy seller's market within the Summerlin luxury tier. ZIP 89135 consistently ranks among the strongest in Las Vegas for high-income demand, and Cliffs Edge's combination of Toll Brothers quality, Red Rock views, and top school zoning draws qualified buyers from across the country — particularly California relocators making tax-driven moves.
68Healthy Luxury Demand
- ~45 daysTypical days on market (luxury tier)
- $700K–$1.3MCommunity price range
- 200+Homes in Cliffs Edge
- 90%Owner-occupancy rate
Is Cliffs Edge Right for You?
Who Should Buy a Home in Cliffs Edge at Summerlin?
Cliffs Edge isn't one-size-fits-all — it's a luxury new-construction community for specific buyer types who prioritize school zone, views, and Toll Brothers quality over gated privacy. The profiles below match lifestyles to Cliffs Edge strengths, followed by the honest pros and trade-offs our team walks every client through before their first model tour.
Which Buyer Profiles Fit Cliffs Edge at Summerlin?
Families with School-Age Kids
- Rogich Middle School (10/10) — the zone anchor
- Bonner Elementary (9/10) and Palo Verde HS (8/10)
- Fox Hill Park and Paseos Park steps away
- Quiet Summerlin streets with low through-traffic
California Relocators
- Zero Nevada state income tax vs. California 13.3%
- Toll Brothers luxury at 40% less than Bay Area equivalent
- One-hour flight or five-hour drive from SoCal
- Our relocation team handles virtual tours and design center walkthrough
Luxury New Construction Buyers
- Toll Brothers design center: full structural and finish personalization
- Elevated lots, 2,800–5,000 sq ft floor plans
- Premium tier of the Cliffs village — Howard Hughes master plan quality
- Red Rock Canyon views on premium lot positions
Outdoor & Active Lifestyle Buyers
- 10 minutes to Red Rock Canyon hikes and climbing
- Direct Summerlin 150+ mile trail network access
- TPC Summerlin golf 10 minutes away
- Spring Mountains skiing 40 minutes north
Move-Up Buyers from Summerlin
- Trade up from village mid-market to Cliffs Edge luxury tier
- Same Summerlin master plan quality — elevated position
- CCSD top-zone schools stay consistent
- HOA under $320/month — competitive vs. gated alternatives
Long-Hold Appreciation Buyers
- Toll Brothers in Howard Hughes master plan — premier long-run combination
- Westward Summerlin expansion continues supporting demand
- Nevada tax advantage compounds over 5+ year hold
- View lots historically premium in resale within the Cliffs village
Best Fit For
- Families with school-age children — the strongest top-to-bottom CCSD zone in the Cliffs village — Rogich MS (10/10), Bonner ES (9/10), Palo Verde HS (8/10) — with parks and trails built into the master plan.
- California relocators — Toll Brothers luxury new construction at half the price of Bay Area equivalent, zero state income tax, and a 3% property-tax cap from day one.
- Luxury new-construction buyers — 2,800–5,000 sq ft Toll Brothers floor plans with deep design center customization, elevated Red Rock view lots, and Summerlin master plan discipline.
- Outdoor-lifestyle buyers — Red Rock Canyon 10 minutes west, 150+ Summerlin trail miles from your doorstep, and TPC Summerlin golf nearby.
- Move-up Summerlin buyers — trading into the Cliffs village luxury tier from mid-market Summerlin — same master plan, better product, premium view position.
- Buyers who value appreciation fundamentals — Toll Brothers in Howard Hughes master plan, westward Summerlin expansion, and Nevada's tax-capped hold economics — a long-run combination that has historically supported premium resale values.
Ready to explore homes in Cliffs Edge at Summerlin? Our team knows every Toll Brothers floor plan, view lot, and design center option in the Cliffs village.
Start Your Home SearchPros
- Top-to-bottom CCSD zone: Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools
- Red Rock Canyon 10 minutes west — world-class outdoor access from every Cliffs Edge driveway
- Toll Brothers luxury construction: 2,800–5,000 sq ft, gourmet kitchens, spa suites, design center
- HOA dues under $320/month — meaningful savings vs. gated Summerlin alternatives
- Five minutes to Downtown Summerlin, 20 to the Strip, 30 to Harry Reid Airport
- Nevada zero income tax and 3% property-tax cap under NRS 361.471
- Howard Hughes Corporation master plan discipline — 150+ trail miles, curated standards, long-run investment
Honest Considerations
- Not guard-gated — buyers requiring a staffed gate should also tour The Ridges or other gated Summerlin enclaves
- Design center upgrades add $50,000–$150,000 above base price and must be budgeted carefully
- Resale valuation requires Toll Brothers comp expertise — finish variations spread values widely across same floor plan
- Summer heat runs 105°F+ July through September, like the rest of the Las Vegas Valley
- New Toll Brothers construction runs 6–12 months from contract — not a 30-day close timeline
- ZIP 89135 luxury supply is thin — when the right lot or resale appears, decisions need to be fast
Village Comparison
How Does Cliffs Edge Compare to the Cliffs Village's Other Communities?
A like-for-like comparison of the Cliffs village's main communities and the broader Summerlin luxury tier — price positioning, builder, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Cliffs Edge is the premium tier; alternatives are shown for buyers calibrating their budget.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Cliffs Edge (Toll Brothers) | $700K–$1.3M | n/a* | ~45 | 200+ homes | Luxury · Views · Top school zone |
| Talus at The Cliffs | From $500K–$800K | n/a* | n/a* | n/a* | Mid-market · Cliffs village |
| Arista at The Cliffs | From $600K–$900K | n/a* | n/a* | n/a* | Design-forward · Cliffs village |
| Summerlin (all villages) | From $400K–$5M+ | n/a* | ~21 (all Summerlin) | 1,253 | Full Summerlin selection |
| Las Vegas (citywide) | $476K citywide | n/a* | ~20 | 8,606 | Metro · All price points |
| The Ridges (guard-gated) | From $2M+ | n/a* | n/a* | n/a* | Guard-gated · Summerlin ultra-luxury |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Cliffs Edge-specific $/SF and closed counts are intentionally omitted — luxury community samples are too small for meaningful medians. ZIP 89135 provides the benchmark.
Community Deep Dive
What's Inside the Cliffs Village Communities?
Submarket 1
Cliffs Edge (Toll Brothers)
The Cliffs village luxury tier: Toll Brothers construction on elevated lots with Red Rock views. Families and California relocators are the dominant buyer profile.
Browse Cliffs Edge (Toll Brothers) homes →$700K–$1.3MMedian Price
~45Days on Market
200+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
Talus at The Cliffs
The mid-market tier of the Cliffs village — same master plan quality and school zone as Cliffs Edge at a lower entry point for buyers who want Summerlin without the full luxury premium.
Browse Talus at The Cliffs homes →From $500KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Arista at The Cliffs
Another Cliffs village new-construction community that buyers often compare against Cliffs Edge — similar location advantages with a different builder profile.
Browse Arista at The Cliffs homes →From $600KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Summerlin (all villages)
The complete Summerlin master plan — from entry single-family to The Ridges guard-gated custom estates. Browse the full hub to compare all villages and price points in Howard Hughes's master community.
Browse Summerlin (all villages) homes →From $400KMedian Price
~21 (all Summerlin)Days on Market
1,253Active Listings
n/a*Price / Sq Ft
Submarket 5
Las Vegas (citywide)
Las Vegas citywide — the full metro market for buyers who want to compare Cliffs Edge against a broader range of communities and price points.
Browse Las Vegas (citywide) homes →$476KMedian Price
~20Days on Market
8,606Active Listings
n/a*Price / Sq Ft
Submarket 6
The Ridges (guard-gated)
The guard-gated Summerlin alternative — custom estates from $2M+ with staffed entry and the same Red Rock Canyon views. Compare if the gate matters more than budget.
Browse The Ridges (guard-gated) homes →From $2MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Downtown Summerlin — 5 Minutes from Cliffs Edge
The Howard Hughes Corporation's open-air commercial centerpiece: 125 stores, 40 restaurants, Las Vegas Ballpark, and major employers — five minutes from Cliffs Edge's front door. The proximity is a primary reason buyers pay a Cliffs Edge premium.
Browse Downtown Summerlin — 5 Minutes from Cliffs Edge homes →5Minutes Away
125+Stores & Shops
40+Restaurants
Las VegasBallpark (A's AAA affiliate)
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits your goals?
BY ZIP CODE
How Does Summerlin ZIP Code 89135 Break Down?
Cliffs Edge sits in ZIP 89135 — one of Summerlin's premier postal codes — alongside other luxury Cliffs village communities, guard-gated enclaves, and the Downtown Summerlin commercial core. The table below contextualizes where Cliffs Edge sits within the broader 89135 market, from entry Summerlin to ultra-luxury.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Cliffs Edge (Toll Brothers luxury, Cliffs village) | $700K–$1.3M (plan range) | n/a* | ~45 (luxury tier) | 200+ homes | n/a* |
| 89135 | Cliffs village (all builders combined) | From $500K–$1.3M | n/a* | ~30–45 | ~1,000+ homes | n/a* |
| 89135 | Downtown Summerlin corporate/retail corridor | N/A (commercial) | N/A | N/A | N/A | N/A |
| 89135 | Broader Summerlin 89135 residential area | Varies by village ($500K–$5M+) | n/a* | ~21 (all Summerlin) | 1,253 (all Summerlin) | n/a* |
| 89135 | Full Summerlin ZIP 89135 benchmark | ~$728K (Summerlin-wide) | — | ~21 | 1,253 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis and Howard Hughes Corporation plan record. *Corridor-level $/SF intentionally omitted: luxury community samples are too small for meaningful per-SF medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Cliffs Edge at Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, GreatSchools, and the Howard Hughes Corporation master plan — capture Cliffs Edge faster than any brochure: 200+ homes, $700K–$1.3M pricing, Rogich MS 10/10, and Red Rock Canyon 10 minutes from your door.
$700K–$1.3M
Cliffs Edge price range — Toll Brothers luxury construction from 2,800 to 5,000 sq ft in the Cliffs village of Summerlin.
Community plan record · Toll Brothers
10/10
Sig Rogich Middle School rating per GreatSchools — the highest-rated zoned CCSD school in the Cliffs village zone.
GreatSchools.org
200+
Homes in Cliffs Edge across 65 acres — a deliberate luxury community scale that keeps quality high and inventory tight.
Community plan record
10 min
Drive to Red Rock Canyon National Conservation Area — 195,000 BLM-managed acres of desert wilderness from the Cliffs Edge gate.
BLM · drive times
$120–$320
Monthly HOA dues combining the Summerlin master association and Cliffs Edge sub-association — low for the luxury tier.
Community plan record
2021
Year Toll Brothers launched Cliffs Edge under the Howard Hughes Corporation Summerlin master plan.
Community plan record
0%
Nevada's state income tax rate — the single biggest relocation advantage for California households moving to Cliffs Edge.
Nevada Department of Taxation
5 min
Drive to Downtown Summerlin — 125+ stores, 40+ restaurants, Las Vegas Ballpark, and the valley's largest open-air retail district.
Howard Hughes Corporation · drive times
WHY CLIFFS EDGE
Why Does Cliffs Edge Stand Apart From Other Summerlin Communities?
Cliffs Edge occupies the luxury tier of the Cliffs village: elevated Red Rock view lots, Toll Brothers design center quality, and a top CCSD school zone. Each of the five advantages below is tied to a verifiable source — the Nevada Revised Statutes, GreatSchools, Census, and the Howard Hughes Corporation master plan record.
- GreatSchools.org
Top-rated CCSD school zone in Summerlin
Rogich Middle School (10/10), Bonner Elementary (9/10), and Palo Verde High (8/10) — the strongest top-to-bottom public school sequence in the Cliffs village.
- Community plan record · BLM
Red Rock Canyon view lots
Elevated 65-acre community with unobstructed sightlines to the desert escarpment and canyon walls — 10 minutes from your front door.
- Toll Brothers builder documentation
Toll Brothers' design center advantage
2,800–5,000 sq ft floor plans fully personalizable at the design center — gourmet kitchens, spa suites, structural options — creating genuine one-of-a-kind homes.
- Nevada Revised Statutes 361.471 · California FTB
Nevada tax advantage vs. California
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 — a $35,000+ annual saving for households earning $400,000 relocating from California.
- Howard Hughes Corporation
Howard Hughes master plan discipline
Summerlin's curated master plan — maintained parks, consistent design standards, 150+ trail miles — produces the long-run environment quality that sustains appreciation.
WHY BUY IN CLIFFS EDGE
What Are the Top 10 Reasons to Buy a Home in Cliffs Edge at Summerlin?
Cliffs Edge's case rests on school zone, views, and builder quality: Rogich MS (10/10), Red Rock Canyon 10 minutes west, Toll Brothers luxury construction on elevated lots, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a location five minutes from Downtown Summerlin. Ten sourced reasons follow.
Rogich Middle School (10/10)
The highest-rated zoned CCSD school in the Cliffs village — a decisive factor for families with middle-school-age children.
GreatSchools.org
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California-relocating households at this income tier.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — carries costs predictable for long-hold owners.
NRS 361.471
Red Rock Canyon 10 minutes west
One of the Southwest's premier outdoor destinations — 195,000 acres of hiking, climbing, and scenic drives managed by the BLM.
Bureau of Land Management
Toll Brothers luxury construction
2,800–5,000 sq ft homes with gourmet kitchens, spa suites, and design center customization starting at $700,000.
Toll Brothers builder documentation
Elevated view lots
Many Cliffs Edge lots offer unobstructed Red Rock Canyon and valley views — a premium that holds value in the resale market.
Community plan record
5 minutes to Downtown Summerlin
The valley's largest open-air retail and dining district, Las Vegas Ballpark, and major employers — five minutes from your driveway.
Howard Hughes Corporation
Howard Hughes master plan discipline
Summerlin's curated design standards and $1B+ ongoing investment protect the community environment buyers pay a premium to join.
Howard Hughes Corporation
HOA under $320/month
Non-gated luxury — Cliffs Edge HOA dues run $120–$320 monthly, meaningfully below comparable gated Summerlin enclaves.
Community plan record
150+ miles of Summerlin trails
Direct access to Summerlin's interconnected trail network — hiking, cycling, and desert walking steps from every Cliffs Edge home.
Howard Hughes Corporation
New Construction
Who Builds New Homes in and Around Cliffs Edge at Summerlin?
Toll Brothers is the exclusive production builder in Cliffs Edge, delivering luxury homes from 2,800 to 5,000 sq ft with deep design center customization. Other Cliffs village builders offer adjacent price points for buyers who want new construction at different budget levels. Incentives change monthly — verify before signing a builder contract.
Luxury · Cliffs Edge
Toll Brothers
The exclusive Cliffs Edge luxury builder — design center, view lots, 2,800–5,000 sq ft
Family · Life Tested Plans
Pulte Homes
Value-tier Cliffs village option for buyers comparing Toll Brothers vs. Pulte
Family & Move-Up
Lennar
Broadest Summerlin selection at lower price points
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers often compare against Toll Brothers
Luxury · Custom Finish
Taylor Morrison
Cross-shop against Toll Brothers for design flexibility and finish quality
Outdoor Recreation
What Outdoor Amenities Does Cliffs Edge at Summerlin Offer?
Red Rock Canyon is 10 minutes west, Summerlin's 150-plus trail miles thread through the Cliffs village, and multiple parks sit within walking distance — an outdoor lifestyle most Las Vegas communities cannot match. The Bureau of Land Management manages the 195,000-acre Red Rock Canyon conservation area just minutes from every Cliffs Edge driveway.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class climbing on the Calico Hills, and miles of hiking trails. One of the reasons buyers pay a premium for Cliffs village address.
IN/ADJACENT
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
A Summerlin-standard park serving the Cliffs village: adventure playground, disc golf, walking trails, and picnic areas maintained by the Howard Hughes master plan association.
WALKING
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
Linear park threading through the Cliffs village — desert-landscaped walking paths and open space built into the Howard Hughes master plan for residents' daily use.
NEAR
Cottonwood Canyon Park
~8 acresPlayground · Sports courts · PathsFree
Neighborhood park with playground, sports courts, and walking paths — a daily-use amenity in the immediate Cliffs Edge area.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · Events · Las Vegas BallparkFree
The valley's largest open-air retail and dining hub — seasonal events, farmers markets, Las Vegas Ballpark, and hundreds of restaurant and shopping options five minutes from Cliffs Edge.
DIRECT ACCESS
Summerlin Trail Network
150+ milesHiking · Cycling · WalkingFree
Summerlin's interconnected 150-plus-mile trail system connects directly through the Cliffs village — morning runs, cycling, and dog walks without leaving the master plan.
10 MIN
TPC Summerlin (golf)
18 holesChampionship golfTicketed
TPC Summerlin — host of the Shriners Children's Open PGA Tour event — is 10 minutes from Cliffs Edge, with Las Vegas National Golf Club also nearby for daily-fee play.
40 MIN
Spring Mountains / Mt. Charleston
316,000+ acresSkiing · Hiking · CampingFree / NFS fee
Mt. Charleston rises to 11,918 feet and carries a ski resort — a 40-minute escape from Cliffs Edge to alpine conditions during Nevada's winter months.
The Cliffs Edge Lifestyle
What Does a Weekend at Cliffs Edge Look Like?
Three moods within minutes of your driveway: a morning run on Summerlin's trail network, a round at TPC Summerlin, and dinner at Downtown Summerlin — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management just 10 minutes west when you want to go bigger.
200+Homes in the Community
65Acres of Cliffs Village
10Minutes to Red Rock Canyon
150+Miles of Summerlin Trails
THIS WEEKEND'S OPEN HOUSES
Can You Tour Cliffs Edge Homes This Weekend?
Toll Brothers model homes in the Cliffs village open for self-guided weekend tours, but resale listings show by appointment and move quickly. Set up instant open-house alerts to be notified when a Cliffs Edge home is scheduled, or browse active listings now and let us arrange a private model walkthrough or resale tour.
Quick Answer
What HOA fees should I budget for Cliffs Edge at Summerlin?
Budget $120–$320 per month, combining Summerlin's master association with the Cliffs Edge sub-association. Master dues fund trail maintenance, parks, and Summerlin-wide amenities; sub-association dues cover common landscaping and maintenance within Cliffs Edge. Always request the full resale package — current dues, reserve funding, and any assessment history — during Nevada's 30-to-45-day escrow period. For new Toll Brothers construction, confirm dues with the sales team at the design center, as sub-association amounts may change as the community completes its buildout.
Moving to Cliffs Edge at Summerlin
Should I Move to Cliffs Edge at Summerlin?
California families are discovering that Toll Brothers luxury in a master-planned community — priced out of reach at home — is attainable 20 minutes from the Las Vegas Strip. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that gap funds most relocations.
Why California Buyers Are Choosing Cliffs Edge at Summerlin
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $35,000 per year in state income taxes alone. Cliffs Edge adds the product California can't answer at the price: Toll Brothers luxury construction on elevated desert lots with Red Rock Canyon views, at $700,000–$1.3 million, versus multi-million-dollar equivalents in Malibu, Newport Beach, or the Marin County hills.
At a $1 million budget, a Palo Alto or Santa Monica buyer gets a dated 1960s ranch with no views and median property taxes above $10,000. That same budget at Cliffs Edge secures a Toll Brothers luxury home with 3,000–4,500 sq ft, Red Rock Canyon sightlines, and a pool-ready lot — five minutes from Downtown Summerlin — with property taxes under $7,500 annually and HOA dues under $320 per month.
According to Las Vegas REALTORS, the Summerlin ZIP 89135 market posts strong demand at the luxury tier. Per the Clark County Assessor, Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area 10 minutes from Cliffs Edge.
Cliffs Edge residents skew toward executive and entrepreneurial households: community demographics show average household income above $200,000. Downtown Summerlin's corporate corridor — home to regional headquarters, Summerlin Hospital Medical Center, and the valley's largest open-air retail district — is 5 minutes away. The Strip's resort employment core is 20 minutes east. Summerlin's position as Howard Hughes Corporation's premier master plan continues to attract high-income households from across the country.
Cost of Living Snapshot — Cliffs Edge vs. Southern California
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles. The biggest flip: luxury new construction that starts above $3 million in Los Angeles, Newport Beach, or San Jose comes in at $700,000–$1.3 million in Cliffs Edge — with views, trails, and a world-class master plan attached.
| Metric | Cliffs Edge, Summerlin NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Luxury New Construction Entry | From $700K (Toll Brothers) | $3M+ (comparable product) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1%+ |
| HOA Dues | $120–$320/mo | $500–$1,200+/mo |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Cliffs Edge Rental Market — Rent vs. Own
Executive rental supply in Cliffs Edge is limited: 90% of households own per community records, and with 200+ homes total, few rentals surface in any season. The scarcity math tilts decisively toward ownership on a 5+ year hold. Short-term rentals are regulated by the City of Las Vegas — confirm current ordinances before underwriting vacation-rental income on any Cliffs Edge purchase. Most buyers here are owner-occupants, which supports stable long-run values.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Cliffs Edge? Our team specializes in out-of-state relocation — virtual Toll Brothers model tours, design center walkthroughs, lot-selection guidance, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Cliffs Edge at Summerlin in 8 Steps
Here's the 8-to-14-week timeline most Cliffs Edge resale buyers follow — add 6–12 months for Toll Brothers new construction from contract to close. 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 penalties stack.
Decide: new construction vs. resale
Toll Brothers new construction allows design center customization but runs 6–12 months from contract. Resale delivers faster occupancy with established landscaping but less personalization. Both stay in the $700K–$1.3M range — the trade-offs are time and customization.
Get pre-approved — luxury-tier aware
Most Cliffs Edge purchases need a conventional jumbo loan at 10–20% down. Have your lender confirm qualification before entering the design center — Toll Brothers requires a lender letter with every reservation.
Hire a Cliffs Edge specialist
With Toll Brothers' deep design center options and wide finish variation on resale, comp selection takes builder knowledge — view premiums, elevation packages, and lot position are all real price factors. Work with an NREG agent who tracks every Cliffs village sale.
Tour models and resale listings
Toll Brothers model homes are typically open on weekends for self-guided tours. Resale showings are by appointment — we arrange access quickly. Virtual tours work well for out-of-state buyers comparing floor plans before flying in.
Write and negotiate the offer
Resale: clean terms and pre-approval speed your offer in a thin-inventory market. New construction: negotiate lot premium, design center allowances, and closing cost credits — Toll Brothers reps represent the seller, so having your own agent matters.
Inspection and HOA documents
Order the resale package early: dues, reserves, assessment history. For new construction, schedule framing and pre-drywall inspections with an independent inspector — do not rely solely on the builder's quality control walkthrough.
Clear conditions and fund
Nevada closes through escrow companies; resale closes in 30–45 days from acceptance, new construction 6–12 months from contract. Confirm HOA documents and transfer fees early — they are a statutory requirement before closing in Nevada.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Cliffs Edge and Summerlin master associations, then handle the Nevada DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Cliffs Edge at Summerlin Economy?
Cliffs Edge runs on a professional and executive economy: residents skew toward high-income households earning $200,000+ annually per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, with the Summerlin employment corridor — five minutes away — providing the community's primary economic anchor.
$200,000+Avg household income, Cliffs EdgeCommunity plan record
90%Owner-occupied householdsCommunity plan record
5 minTo the Downtown Summerlin employment corridorCorporate, medical, retail
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy / I-15
Top Cliffs Edge–Area Employers
- Summerlin Hospital Medical CenterMajor west-valley medical center and professional campus, five minutes from Cliffs Edge via Rampart Blvd
- Downtown Summerlin corporate corridorHoward Hughes Corporation's office and retail employment hub, five minutes from Cliffs Edge
- Red Rock Resort (Station Casinos)Resort, casino, and corporate offices on the Summerlin border — 10 minutes from Cliffs Edge
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway and I-15
- Clark County School District (west region)Area campuses including Bonner Elementary, Rogich Middle, and Palo Verde HS zones
- City of Las VegasMunicipal services and administration for the parent city jurisdiction
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Cliffs Edge Compare to Summerlin, Henderson & Las Vegas?
Cliffs Edge wins on school zone, Red Rock proximity, and Toll Brothers quality; guard-gated Summerlin adds staffed entry at higher price; Henderson delivers family amenities and safety; Las Vegas offers the broadest metro selection. Side-by-side metrics are updated June 2026 — all figures sourced from LVR, the U.S. Census, and GreatSchools.
| Metric | Cliffs Edge | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $700K–$1.3M (Cliffs Edge) | $400K–$5M+ (all Summerlin) | $300K–$3M+ (Henderson) | $300K–$5M+ (citywide) |
| Best School Zone | Rogich MS 10/10 · Bonner ES 9/10 | Multiple 8–10/10 zones | Multiple 8–9/10 zones | Varies by village |
| Guard-Gated | No (luxury open community) | Select enclaves (The Ridges) | Select (MacDonald Highlands) | Select enclaves |
| Red Rock Canyon | 10 min | 10–20 min | 20–30 min | 15–25 min |
| New Construction Builder | Toll Brothers (luxury tier) | Toll Brothers, Lennar, Pulte+ | Multiple (Cadence, Inspirada) | Multiple (all market tiers) |
| HOA | $120–$320/mo | Varies $50–$700+ | Varies $50–$500+ | Varies $0–$700+ |
| Downtown Access | 5 min to Downtown Summerlin | Direct Downtown Summerlin | 15 min to DT Summerlin | Direct Las Vegas DT |
| Best For | Schools · Views · Toll Brothers luxury | Master plan · All luxury tiers | Families · Safety · Value | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, GreatSchools.org, U.S. Census QuickFacts. Cliffs Edge figures from community plan record; citywide demographics are Las Vegas parent city figures. Last updated June 2026.
Cost of Ownership
What Will Cliffs Edge at Summerlin Cost You Each Month?
A $900,000 mid-range Cliffs Edge purchase runs about $6,400 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property taxes. The tabs below model your payment, compare renting, and budget HOA by tier.
Payment Estimator
Estimate Your Cliffs Edge Payment
$6,534
Estimated Monthly Payment
- Principal & Interest$5,389
- Property Tax$458
- Insurance$150
- HOA$200
- PMI$338
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Cliffs Edge at Summerlin right now?
Rental supply in Cliffs Edge is structurally thin — 90% of households own — so executive leases command firm pricing when they appear. For 5+ year holds, Summerlin appreciation history and Nevada tax advantages tilt decisively toward owning.
OWN (10% DOWN, 7%)
$6,620 / mo
- Principal & Interest
- $5,390
- Property Tax (~0.65%)
- $490
- Homeowners Insurance
- $180
- HOA (master + sub-association)
- $220
- PMI (10% down)
- $340
5-year net cost:~$210,000
Equity built:~$290,000
RENT (MODELED EXECUTIVE LEASE)
$4,800 / mo
- Executive Lease (modeled)
- $4,800
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$310,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a mid-range Cliffs Edge home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $290,000 in equity (including the down payment) while the renter builds none. Nevada's zero income tax and Summerlin's appreciation history further widen the gap over a 5+ year hold.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation (conservative Summerlin estimate), 4% annual rent growth, 0.65% effective property tax, $220/mo blended HOA, modeled $4,800 executive lease.
HOA Fees by Community
HOA Fees by Tier — Cliffs Edge at Summerlin
Every Cliffs Edge home pays two association layers: the Summerlin master association (trails, parks, master amenities) and the Cliffs Edge sub-association (common area landscaping, neighborhood maintenance). Request the full resale package — dues, reserves, and assessment history — early in escrow.
Cliffs Edge Sub-Association
Varies within $120–$320/mo total
Cliffs Edge (Toll Brothers single-family)
$120–$320/mo combined
Includes:
Summerlin master association + Cliffs Edge sub-association combined; covers community landscaping, trails, parks, and master plan amenities
New construction note
Confirm at design center
Includes:
Sub-association amounts may adjust as the community completes buildout — verify with Toll Brothers sales team before signing
Summerlin Master Association
Included in the $120–$320/mo total
Howard Hughes Corporation (Summerlin master)
Included in total dues
Includes:
150+ miles of trails, 300+ parks and open spaces, community events, and Summerlin master plan standards enforcement
Amenity access
Varies by village
Includes:
Some Summerlin villages have dedicated resident-only amenity centers; confirm what Cliffs Edge sub-association includes
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs — request within first 5 days of escrow
Transfer and capital fees
Varies
Includes:
One-time association charges at closing — price into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Cliffs Edge at Summerlin?
Cliffs Edge sits in the western Summerlin corridor with Summerlin Parkway, W Charleston Blvd, and the 215 Beltway all within minutes — providing fast access to the Strip, Downtown Summerlin, and the airport. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Cliffs Edge destinations beat that benchmark comfortably.
Drive Times from Cliffs Edge
- ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd or Town Center Dr
- ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
- ~10 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~25 minDowntown Las VegasUS-95 east from I-215
- ~30 minHarry Reid Intl AirportI-215 south → I-15
- ~40 minMt. Charleston ski areaUS-95 north → SR-157
- ~45 minLake Mead / Boulder CityI-215 south → US-93
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 Cliffs Edge at Summerlin?
Resale purchases close in 30–45 days through a Nevada escrow company; cash offers can close in 7–14 days. New Toll Brothers construction runs 6–12 months from contract to close. Budget extra time for HOA resale-package delivery (7–10 business days) and jumbo loan underwriting — both are common in Cliffs Edge.
Quick Answer
What down payment do I need for Cliffs Edge at Summerlin?
Most Cliffs Edge buyers put down 10–20%. On a $900,000 purchase, plan $90,000 (10%) to $180,000 (20%). Homes above the conventional conforming limit need a jumbo loan, where lenders typically want 20% down plus reserves. VA loans allow 0% for eligible veterans and work at Cliffs Edge price points — confirm entitlement and lender eligibility before signing a Toll Brothers design center agreement, since builder timelines run 6–12 months and market conditions can shift.
Cliffs Edge at Summerlin FAQ — 18 Answers
What Do Cliffs Edge at Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the median home price at Cliffs Edge in Summerlin?
Cliffs Edge is priced $700,000 to $1.3 million, with $1,050,000 near the upper end of recent ZIP 89135 listings per Las Vegas REALTORS MLS data. Floor plans run 2,800 to 5,000 sq ft, and premium Red Rock view lots carry additional value. The design center allows finish personalization, which affects resale pricing considerably.
Is Cliffs Edge at Summerlin guard-gated?
No — Cliffs Edge is a luxury open neighborhood within the Cliffs village of Summerlin rather than a staffed-gate enclave. That keeps HOA dues to $120–$320 per month, a meaningful saving versus gated communities. Buyers who want luxury Toll Brothers product AND a staffed gate should also tour Summerlin's guard-gated enclaves such as The Ridges; our team can structure that comparison in one outing.
Who built Cliffs Edge and when did construction begin?
Toll Brothers built Cliffs Edge beginning in 2021 under the Howard Hughes Corporation's Summerlin master plan. The community occupies 65 acres within the Cliffs village (ZIP 89135) and holds 200+ luxury single-family homes. Because Toll Brothers' finishes vary widely by build date and design center choices, resale values spread considerably — our team's builder experience helps buyers price those options accurately.
What floor plans and square footage does Toll Brothers offer in Cliffs Edge?
Cliffs Edge floor plans range from approximately 2,800 to 5,000 square feet, with single- and two-story options. Signature Toll Brothers features include gourmet kitchens with oversized islands, spa-quality primary suites, multi-car garages, and open-concept great rooms. The design center allows structural and finish customization — elevation packages, outdoor living, pool-deck prep — that adds $50,000–$150,000 to base price on many builds.
What are property taxes like in Cliffs Edge at Summerlin?
Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1 million Cliffs Edge home, that means approximately $5,000–$7,500 per year — far below what a comparable luxury home carries in coastal California, where rates often exceed 1.1% with no growth cap.
How does Nevada's no-income-tax benefit Cliffs Edge buyers relocating from California?
California's top state income-tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $400,000 saves roughly $35,000 annually in state taxes alone after relocating. Pair that with Cliffs Edge's effective property-tax rate of 0.5–0.75% (versus California's 1.1%+ baseline) and HOA dues under $320 per month, and the annual carrying-cost gap is large enough to meaningfully upgrade the home.
What schools serve families in Cliffs Edge?
Cliffs Edge is zoned to Clark County School District campuses that are among Summerlin's strongest: John W. Bonner Elementary (9/10 per GreatSchools), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10). Private options include The Meadows School and Bishop Gorman High School; Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada (8/10) serve charter families. Confirm boundaries with CCSD before offering.
What HOA fees should I budget for Cliffs Edge at Summerlin?
Budget $120–$320 per month, combining Summerlin's master association with the Cliffs village sub-association. Master dues fund trail maintenance, parks, and Summerlin-wide amenities; sub-association dues cover common landscaping within Cliffs Edge. Request the full resale package — current dues, reserve funding, and assessment history — during Nevada's 30-to-45-day escrow. Verify any special assessment balance before you write an offer.
What are the views and lot characteristics at Cliffs Edge?
Cliffs Edge sits on elevated terrain within the Cliffs village, and many lots offer unobstructed sight lines to Red Rock Canyon, the desert escarpment, and valley lights. Premium view lots carry a $50,000–$100,000 pricing premium over interior-facing positions. The 65-acre community features larger-than-average Summerlin lot sizes, with room for custom pool installations and private outdoor living — a key reason buyers choose Cliffs Edge over denser Summerlin villages.
How does Cliffs Edge compare to other luxury Summerlin villages?
Cliffs Edge sits at the luxury tier of the Cliffs village — similar square footage and finish levels to Summerlin's The Ridges but without the staffed gate, which holds entry pricing to the $700K–$1.3M range versus $2M+ in The Ridges. Buyers who prioritize new Toll Brothers construction, Red Rock views, and moderate HOA dues tend to land at Cliffs Edge; buyers who need gate privacy at any price point are steered toward guard-gated enclaves.
Is Cliffs Edge a good long-term real estate investment?
The fundamentals are strong: premium-tier Toll Brothers product on view lots in a limited-supply Summerlin village, backed by Nevada's no income tax and a 3% primary-residence property-tax cap under NRS 361.471. Summerlin ZIP 89135 has historically appreciated above the broader Las Vegas median, driven by Howard Hughes Corporation's curated master plan, continued westward growth, and scarcity of new Cliffs village lots. Ask our team for current Cliffs comparables before negotiating.
How far is Cliffs Edge from the Las Vegas Strip and major employers?
The Strip is approximately 20 minutes via Summerlin Parkway and I-15. Downtown Summerlin — with corporate offices, Summerlin Hospital, and the valley's largest open-air retail district — is about 5 minutes. Red Rock Canyon is 10 minutes west. Harry Reid International Airport runs roughly 30 minutes via I-215 South. Most Cliffs Edge residents are willing to trade 5 extra minutes versus central Las Vegas for the views and Summerlin master-plan quality.
What outdoor recreation is available near Cliffs Edge?
Red Rock Canyon National Conservation Area — roughly 195,000 acres managed by the Bureau of Land Management — starts 10 minutes from Cliffs Edge's doorstep, offering world-class hiking, climbing, and a 13-mile scenic loop. Summerlin's 150-plus miles of interconnected trails thread directly through and around the Cliffs village. Fox Hill Park (~20 acres), The Paseos Linear Park, and Cottonwood Canyon Park are all within the immediate community for daily use.
What is the resale market like for Cliffs Edge homes?
Resale inventory in Cliffs Edge is structurally thin: the community has 200+ homes total, and with 27 median days on market typical for Summerlin's luxury tier, well-priced listings attract buyer interest quickly. Customization variation among Toll Brothers builds — elevation packages, design center choices, lot position — means valuation requires comparable-sale judgment rather than formula pricing. Our team tracks every Cliffs village sale and can pull the right comps before you price or offer.
Can Nevada Real Estate Group help me buy or sell in Cliffs Edge at Summerlin?
Yes — NREG is the #1 real estate team in Nevada with 9,600+ closed transactions and $4.85B+ in total volume. Our agents specialize in Summerlin's Cliffs village and have direct experience with Toll Brothers' release process, design center pricing, and Cliffs Edge resale values. Call (702) 637-1759 to schedule a tour, request current comps, or discuss listing strategy. We typically respond within one hour.
What down payment do I need for a Cliffs Edge home?
Most Cliffs Edge buyers put down 10–20%. On a $1 million purchase, plan $100,000 (10%) to $200,000 (20%). Homes above the conventional conforming limit need a jumbo loan, where lenders typically require 20% down plus reserves. VA loans allow 0% for eligible veterans and work at this price point — confirm eligibility with your lender before entering a Toll Brothers design center agreement, since builder timelines can run 6 to 12 months.
How long does escrow take on a Cliffs Edge purchase?
Resale purchases in Cliffs Edge close in 30–45 days through a Nevada escrow company; cash offers can close in 7–14 days. New Toll Brothers construction timelines run 6–12 months from contract through closing, with interim milestone payments at the design center, framing, drywall, and close stages. Nevada requires HOA resale-package review before closing — factor 7–10 business days for document delivery into your timeline.
What is the process for buying a new construction home in Cliffs Edge?
First, visit an available release with an NREG buyer's agent — builder representatives represent the seller, not you. Choose your lot and base plan, then spend time at the design center selecting structural options, cabinetry, flooring, and fixtures. Budget $50,000–$150,000+ for design center upgrades on a luxury Toll Brothers home. After signing, expect 6–12 months to completion, with key inspections at framing and pre-drywall stages before your final walkthrough.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Cliffs Edge at Summerlin?
These are the eight queries Cliffs Edge buyers actually type into search engines and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools, and community facts from the Howard Hughes Corporation plan record.
Is Cliffs Edge part of Summerlin?
Yes — Cliffs Edge is a luxury new-construction community within the Cliffs village of Summerlin, built by Toll Brothers under the Howard Hughes Corporation master plan in ZIP 89135. It benefits from all of Summerlin's trails, parks, and master plan standards.
How is Cliffs Edge different from The Ridges in Summerlin?
The Ridges is Summerlin's guard-gated ultra-luxury enclave with custom estates starting at $2M+. Cliffs Edge is the luxury tier of the Cliffs village — open community, Toll Brothers production luxury, $700K–$1.3M — the same Red Rock views and school zone at a meaningfully lower entry price without the gate.
Are there any new Toll Brothers homes available in Cliffs Edge?
Availability changes with each Toll Brothers release. When inventory is thin on new builds, resale homes from 2021–2025 are available with established landscaping and known design center choices. Call (702) 637-1759 or set up an alert — we notify buyers within hours of new releases and resale listings.
What is the Cliffs village in Summerlin?
The Cliffs village is one of Summerlin's western communities, characterized by elevated terrain, Red Rock Canyon views, and multiple builders including Toll Brothers (Cliffs Edge), Pulte (Echo at The Cliffs), and others. It's zoned to Bonner Elementary (9/10), Rogich MS (10/10), and Palo Verde HS (8/10).
Do Cliffs Edge homes have Red Rock Canyon views?
Many do — Cliffs Edge sits on elevated Summerlin terrain, and premium lot positions offer unobstructed sightlines to the Red Rock escarpment and desert mountain ranges. View lots command a $50,000–$100,000 premium over interior-facing positions; our agents can identify which current listings have true view corridors vs. partial views.
How far is Cliffs Edge from Red Rock Canyon?
About 10 minutes via W Charleston Blvd heading west — one of the closest luxury residential communities to the Red Rock Canyon National Conservation Area entrance. The 13-mile scenic loop, world-class climbing at the Calico Hills, and miles of hiking trails are all within a short drive.
Is Cliffs Edge a good investment for appreciation?
Fundamentals are strong: Toll Brothers luxury in Howard Hughes master plan, elevated view lots with supply constraints, Summerlin's consistent appreciation history, and Nevada's zero income tax / 3% property-tax cap improving net hold economics. Ask our team for current Cliffs village closed comps and 5-year trend data before negotiating.
What is the HOA for Cliffs Edge at Summerlin?
HOA dues run $120–$320 per month, combining Summerlin's master association with the Cliffs Edge sub-association. That covers 150+ miles of Summerlin trails, community parks, and Cliffs Edge common-area maintenance. Request the full resale package for exact current dues and reserve study in escrow.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct Toll Brothers builder relationships, 9,600+ closed transactions, $4.85B+ in total volume since 2011, and thousands of verified five-star reviews. Our agents have represented Cliffs village buyers and sellers across design center negotiations and view-lot resale comp analysis — that's the depth behind the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Cliffs Edge at Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Summerlin transactions since 2011 — in a community like Cliffs Edge, knowing every Toll Brothers floor plan, view lot, and design center option is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Cliffs Edge at Summerlin?
Compare Cliffs Edge with neighboring Summerlin villages and the broader 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 — or a lifestyle trade-off that fits better.
A–Z INDEX
Which Cliffs Village Communities Can You Explore A–Z?
The Cliffs village of Summerlin contains multiple new-construction communities by different builders, plus the broader Summerlin master plan. The entries below are indexed alphabetically for orientation — our team can pull current listings and HOA details for any of them on request.
D
- Downtown Summerlin
R
- Red Rock Canyon (BLM recreation area)
T
- Talus at The Cliffs
- TPC Summerlin (golf)
KEEP LEARNING
What Else Should You Read About Cliffs Edge at Summerlin?
These guides extend the research most Cliffs Edge buyers do next — understanding the broader Las Vegas market, comparing Summerlin luxury tiers, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging whether Summerlin or Henderson fits your goals.
Read →MASTER PLAN HUB
Summerlin Community Hub
All of Summerlin's villages, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Cliffs Edge at Summerlin Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. Cliffs Edge is a 200+ home community, so we cite the community plan record for home count, pricing, and builder details — and Las Vegas REALTORS MLS data for the ZIP 89135 market context. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Active listings, median prices, days on market, and closed counts for Summerlin ZIP 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data: trail miles, park count, village structure, and Cliffs Edge community details. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Cliffs Edge is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Summerlin ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- GreatSchools.org — K-12 school ratings — Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for Las Vegas MSA. bls.gov
- California Franchise Tax Board — California's 13.3% top state income tax rate — the relocation comparison benchmark. ftb.ca.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).
Last refresh: June 2026 · Next scheduled refresh: July 2026