Graycliff at Stonebridge Homes For Sale

KEY TAKEAWAYS

What Should You Know About Graycliff at Stonebridge at a Glance?

Graycliff at Stonebridge pairs elevated lots with Red Rock Canyon proximity in Summerlin West (ZIP 89138), where the area median runs approximately $920,000 per Las Vegas REALTORS, and Graycliff homes open between $800,000 and $1.3 million. Las Vegas city demographics per the U.S. Census provide the statistical backdrop; five takeaways below unpack what separates Graycliff from other Stonebridge sub-plans.

• Elevated lot premium: Graycliff commands $800K–$1.3M within the Stonebridge village because of elevated topography, larger floor plans, and Red Rock Canyon sight lines.
• Howard Hughes master plan: Stonebridge is a Howard Hughes Corporation Summerlin village — once built out, supply is permanently capped and the full Summerlin amenity network is deeded.
• Best for: California relocators, move-up families, and professionals wanting outdoor access — Red Rock Canyon in 10 minutes, Downtown Summerlin in 5.
• Top-rated schools: Sig Rogich MS (10/10 GreatSchools) is the highest-rated public middle school in Las Vegas; Vanderburg ES and Palo Verde HS both rate 8/10.
• Do your homework: HOA dues combine master + sub-association tiers; jumbo financing applies above the conforming loan limit at this price point.

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

PRICE DISTRIBUTION

How Many Stonebridge-Area Homes Sell in Each Price Range?

The Stonebridge village ZIP 89138 spans multiple sub-plans across a broad price range per Las Vegas REALTORS MLS data. Graycliff at Stonebridge targets the upper tier — $800K to $1.3M — on elevated lots with Red Rock Canyon proximity. The bands below show where competition concentrates across the ZIP area.

Counts reflect active MLS listings across ZIP 89138 (Stonebridge village area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Graycliff at Stonebridge concentrates in the $800K–$1.3M bands.

SAFETY & CRIME

Is Graycliff at Stonebridge Safe?

• CCSDTop-rated school zone — strong community profileSig Rogich MS 10/10, Vanderburg ES 8/10
• 78%Owner-occupied households in StonebridgeCommunity plan record
• LVMPDLas Vegas Metro Police covers Summerlin WestStandard citywide coverage
• OpenNo guard gate — standard community accessBuyers wanting staffed gates compare The Ridges or RRCC

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

LIVABILITY REPORT CARD

How Does Graycliff at Stonebridge Score?

Graycliff earns top marks for schools, outdoor access, and master-plan infrastructure, with honest trade-offs on pricing and no guard-gate. Below is our six-category report card — the same framework our agents walk through with every relocating buyer before a first Stonebridge tour.

• A

  Grade A: Schools

  Sig Rogich MS (10/10 GreatSchools) — the top public middle in Las Vegas. Vanderburg ES and Palo Verde HS both rate 8/10 per CCSD data.

• A

  Grade A: Outdoor Access

  150+ miles of Summerlin trails, Fox Hill Park 5 minutes away, and Red Rock Canyon NCA 10 minutes west — among the best outdoor footprints of any Las Vegas neighborhood.

• B+

  Grade B+: Safety

  City of Las Vegas and LVMPD coverage throughout Summerlin West — no staffed gate, but a quiet, owner-occupied neighborhood profile with low crime relative to the metro.

• B

  Grade B: Cost of Living

  $800K–$1.3M entry is a meaningful investment, though the HOA ($90–$200/mo) and Nevada tax structure keep carrying costs below comparable California communities.

• A-

  Grade A-: Amenities

  Downtown Summerlin (125+ shops and restaurants), City National Arena, TPC Summerlin, and Las Vegas Ballpark all within 10 minutes.

• B+

  Grade B+: Commute

  20 minutes to the Strip via Summerlin Parkway, 5 minutes to Downtown Summerlin, 30 minutes to the airport — excellent for a master-planned community this close to Red Rock.

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 Graycliff at Stonebridge Area Growing?

Stonebridge builds out as Howard Hughes Corporation opens new sub-plans — once a village is complete, the supply is fixed. The parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts. Summerlin West remains among the most in-demand corridors in the valley, and new Stonebridge inventory sells quickly when it opens.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate individual Summerlin villages separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Graycliff at Stonebridge Score for Livability?

Graycliff scores highest on schools and outdoor access: Sig Rogich MS (10/10) is the top public middle in Las Vegas, and Red Rock Canyon sits 10 minutes west. Trade-offs are the $800K–$1.3M entry and no guard gate — weigh both against Howard Hughes master-plan infrastructure. Six categories follow, benchmarked to Census and GreatSchools data.

• 88A-

  Overall Livability

• 96A+

  Schools (zoned + private)

• 76B+

  Safety

• 52C+

  Cost of Living

• 90A-

  Outdoor Access

• 82B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Graycliff at Stonebridge Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians and market time from Las Vegas REALTORS MLS data — the liquid benchmark Stonebridge trades against. Graycliff specifically targets the $800K–$1.3M tier within ZIP 89138, where the ZIP-area median list runs approximately $920,000 and homes move in roughly 43 median days.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Graycliff at Stonebridge Market Right Now?

The 89138 ZIP area is a balanced-to-moderate seller's market with 43 median days on market per Las Vegas REALTORS data. Graycliff's $800K–$1.3M tier is more selective — fewer buyers qualify, reducing competition intensity compared to the sub-$700K Stonebridge bands. Well-priced elevated-lot homes with Red Rock views move faster than the ZIP-area median; aspirationally priced listings linger.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. 89138 ZIP-area figures encompass the full Stonebridge village; Graycliff-specific statistics are a subset.

Sub-Plan Comparison

How Does Graycliff at Stonebridge Compare to Other Stonebridge Sub-Plans?

A like-for-like comparison of Graycliff against adjacent Stonebridge sub-plans and nearby Summerlin villages — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With sub-plan-level samples limited in any month, we publish entry points rather than median statistics.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record and Howard Hughes Corporation master-plan data, June 2026. Sub-plan-level $/SF and DOM are intentionally omitted — samples are too small for meaningful medians.

Sub-Plan Deep Dive

What's Inside Stonebridge's Sub-Plans Near Graycliff?

BY ZIP CODE

How Does the Graycliff at Stonebridge ZIP Code (89138) Break Down?

Graycliff at Stonebridge sits in ZIP 89138, which spans the Stonebridge village of Summerlin West across multiple sub-plans and price tiers. The table below breaks the ZIP into its real corridors — from entry-level Stonebridge sub-plans to Graycliff's elevated-lot premium tier — so you understand where Graycliff sits within the broader market.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis and Howard Hughes Corporation master-plan data. *Sub-plan-level $/SF and year-over-year change omitted — samples too small for meaningful medians. Boundaries per Clark County GIS.

WHY GRAYCLIFF AT STONEBRIDGE

Why Does Graycliff at Stonebridge Stand Apart From Its Peers?

From elevated lot positions to Nevada's top-rated public middle school, Graycliff occupies a niche within Summerlin that open-plan neighborhoods rarely fill at this price point. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, GreatSchools ratings, Howard Hughes Corporation master-plan data, and BLM conservation land records.

1. 1

   Nevada's top-rated public middle school

   Sig Rogich MS (10/10 GreatSchools) is the zoned middle for Graycliff — the highest-rated public middle in Las Vegas, inside a 15-minute drive of Palo Verde High (8/10) and Bishop Gorman.

   GreatSchools.org · CCSD
2. 2

   Elevated lots with Red Rock Canyon proximity

   Stonebridge sits on the western ridge of Summerlin, giving Graycliff homes desert-mountain sight lines and Red Rock Canyon National Conservation Area access in roughly 10 minutes.

   BLM · Howard Hughes Corporation
3. 3

   Howard Hughes master-plan infrastructure

   150+ miles of dedicated trails, maintained parks, and Summerlin design standards that private builders cannot replicate — the infrastructure is deeded into the plan.

   Howard Hughes Corporation, summerlin.com
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence tax cap under NRS 361.471 plus zero state income tax reduce the annual ownership cost versus California by five to six figures for most households.

   Nevada Revised Statutes 361.471
5. 5

   Downtown Summerlin in 5 minutes

   125+ shops, restaurants, City National Arena (Vegas Golden Knights practice), Las Vegas Ballpark, and seasonal events — the west valley's premier outdoor lifestyle hub at the edge of the village.

   Howard Hughes Corporation

WHY BUY IN GRAYCLIFF AT STONEBRIDGE

What Are the Top 10 Reasons to Buy a Home in Graycliff at Stonebridge?

Graycliff at Stonebridge's case rests on schools, elevation, and master-plan discipline: Sig Rogich MS (10/10), elevated lots with Red Rock Canyon views, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Howard Hughes Corporation infrastructure spanning 150+ trail miles. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10 GreatSchools)

   The highest-rated public middle school in Las Vegas is the zoned school — a rare educational anchor that drives consistent demand for Stonebridge addresses.

   GreatSchools.org

2. 2

   Elevated lots with Red Rock Canyon views

   Graycliff sits on the upper tier of Stonebridge, with desert-mountain sight lines and the BLM-managed 195,000-acre Red Rock Canyon roughly 10 minutes west.

   BLM · community plan record

3. 3

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most California relocating households at the income levels that buy in Graycliff.

   Nevada Department of Taxation

4. 4

   3% property-tax cap

   Annual increases on a primary residence are capped by statute, making ownership costs predictable over the long hold.

   NRS 361.471

5. 5

   Howard Hughes Corporation master-plan permanence

   150+ trail miles, maintained parks, and Summerlin design standards deeded into the plan — infrastructure that competing subdivisions cannot replicate.

   Howard Hughes Corporation

6. 6

   Downtown Summerlin in 5 minutes

   125+ shops, restaurants, City National Arena, Las Vegas Ballpark, and year-round outdoor events — the west valley's lifestyle hub at the doorstep.

   Howard Hughes Corporation

7. 7

   Contemporary floor plans and desert architecture

   Graycliff was built in the era of open-concept design, energy-efficient systems, and contemporary desert finishes — not 1990s floor plans with enclosed rooms.

   Community plan record

8. 8

   Fox Hill Park next door

   Zip lines, disc golf, adventure playground, and trails within the village — the best park infrastructure of any Summerlin sub-plan in the $800K–$1.3M range.

   City of Las Vegas Parks

9. 9

   Palo Verde High School zone (8/10)

   One of the top public high schools in the valley for families whose children will need high-school zoning before Rogich MS graduates.

   GreatSchools.org

10. 10

    Liquid Summerlin market

    The 89138 ZIP area carries broad active inventory — exit liquidity for Graycliff owners is supported by Summerlin-wide demand, not just sub-plan depth.

    Las Vegas REALTORS, June 2026

THIS WEEKEND'S OPEN HOUSES

Can You Tour Graycliff at Stonebridge Homes This Weekend?

Graycliff at Stonebridge is open (non-gated), so in-person browsing is always possible — but open house frequency varies with inventory levels in this $800K–$1.3M tier. Set up instant alerts for new Graycliff open houses, or browse every active listing now and let us arrange a private tour of the elevated-lot homes you want to see.

RELOCATION TIMELINE

How to Relocate to Graycliff at Stonebridge in 8 Steps

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

1. 01

   Decide between Graycliff and adjacent Stonebridge sub-plans

   Compare Graycliff (elevated lots, $800K–$1.3M) against Foxtail and other Stonebridge sub-plans. If you need a guard gate, also look at The Ridges ($2M+) or Red Rock Country Club ($1.2M+) before committing to Stonebridge.

2. 02

   Get pre-approved — conventional or jumbo

   Homes above the conforming loan limit go jumbo, where lenders want 20% down plus six months of reserves. Conventional financing works below the limit. Confirm your tier before touring so you know exactly which floor plans are within reach.

3. 03

   Hire a Stonebridge specialist

   Sub-plan pricing, lot elevation premiums, and HOA tier nuances matter — hire an agent who tracks Graycliff and Stonebridge specifically. Call (702) 637-1759 to connect with the NREG Stonebridge team.

4. 04

   Tour in person or virtually

   Graycliff is open-access — no gate clearance needed. Walk elevated streets at different hours to assess sun exposure and view angles. Virtual tours work well for out-of-state buyers; we can also drone elevated-lot positions on request.

5. 05

   Write and negotiate the offer

   Stonebridge resale buyers sometimes compete — especially on elevated-lot Graycliff homes with Red Rock views. Come in with a clean pre-approval and current comps; our agents know where each seller actually stands before you write.

6. 06

   Inspection and HOA document review

   Order the resale package early: current dues, reserve-fund balance, assessment history, and CC&Rs. Verify there are no pending special assessments before removing contingencies — an open-ended reserve shortfall is the most common escrow surprise.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30 to 45 days from accepted offer to funding for a financed purchase, shorter for cash. Jumbo files can add a week for appraisal review.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Graycliff at Stonebridge Area Economy?

Stonebridge draws dual-income earners, entrepreneurs, and corporate relocators anchored to Downtown Summerlin, Summerlin Hospital, or the Strip. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, and community records put average household income in Stonebridge above $110,000 — well above the Clark County median of $74,007.

Top Graycliff / Stonebridge Area Employers

• Downtown Summerlin corporate and retail corridorThe west side's primary office, headquarters, and retail employment hub — 5 minutes from Graycliff
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus — approximately 15 minutes via Rampart Boulevard
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin boundary — 15 minutes from Graycliff
• Howard Hughes Corporation (Summerlin)The Summerlin master-plan developer and retail operator — corporate offices within the master plan
• The Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core — approximately 20 minutes east via Summerlin Parkway
• Clark County School District (Summerlin West region)Multiple campus operations including Vanderburg ES, Sig Rogich MS, and Palo Verde HS

Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.

COMMUNITY COMPARISON

How Does Graycliff at Stonebridge Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Graycliff at Stonebridge against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Graycliff wins on school quality and outdoor proximity, Summerlin on master-plan breadth and new construction, Henderson on citywide safety and family infrastructure — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Graycliff income and demographic figures are community plan-record values; city demographics are Las Vegas citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Graycliff at Stonebridge?

Stonebridge sits at the western edge of Summerlin, with Charleston Boulevard, Summerlin Parkway, and the 215 Beltway all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Graycliff-to-Summerlin-corridor destinations beat that comfortably.

Drive Times from Graycliff at Stonebridge

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon (scenic loop entrance)W Charleston Blvd west
• ~15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid International AirportI-215 south → I-15
• ~30 minDowntown Las VegasW Charleston Blvd east → US-95
• ~35 minHenderson (Green Valley)I-215 south → Green Valley
• ~50 minMt. Charleston (Lee Canyon)US-95 north → SR-157

Transportation Options

• Driving

  The primary mode — Graycliff sits at the Summerlin West periphery where Charleston Boulevard and Summerlin Parkway connect the community to every corridor. The 215 Beltway is within minutes for east or south valley destinations.

• Cycling & Trails

  The 150-mile Summerlin trail network makes cycling to Downtown Summerlin, schools, and parks genuinely practical — a meaningful quality-of-life advantage over suburban communities without dedicated trail infrastructure.

• RTC Transit

  Routes serve the Charleston corridor near Stonebridge, but residents should not plan a car-free life — this is a suburban master-plan community built around driving and trail cycling, not transit.

• Rideshare

  Fast and reliable; airport runs cost roughly $35–$50 from Stonebridge. Red Rock Canyon and Downtown Summerlin are both short rides — the community is rideshare-accessible for occasional trips without a second vehicle.

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

Quick Answer

What down payment do I need to buy in Graycliff at Stonebridge?

Most Graycliff buyers put down 10 to 20 percent. On a $900,000 home that's $90,000 to $180,000 — conventional financing covers much of the range, though purchases above the conforming loan limit move to jumbo, where lenders typically want 20 percent down plus six months of reserves. VA loans allow 0 percent for eligible veterans. Get pre-approved before touring so you know exactly which Graycliff floor plans fall within your program.

PEOPLE ALSO ASK

What Else Do People Ask About Graycliff at Stonebridge?

These are the eight queries Graycliff at Stonebridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from Nevada Revised Statutes, and community facts from the plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout Summerlin's Stonebridge village and every Graycliff sub-plan tier — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Graycliff at Stonebridge?

Compare Graycliff at Stonebridge with neighboring Summerlin villages, guard-gated enclaves, and nearby cities — from adjacent Foxtail at Stonebridge (from $700K) to Henderson (35 min, $548K median). Each card pairs commute time with price so you can judge whether a different community buys more home for the money.

A–Z INDEX

Which Communities Can You Explore Near Graycliff at Stonebridge?

Graycliff at Stonebridge ($800K–$1.3M, ZIP 89138) is one of several Stonebridge sub-plans and nearby Summerlin villages available to buyers. The index below covers the most relevant pages — from adjacent Foxtail at Stonebridge to the full Summerlin master plan — for buyers comparing the Stonebridge range before committing to Graycliff.

Sources & Methodology

Where Does This Graycliff at Stonebridge Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Graycliff at Stonebridge is a sub-plan within the Stonebridge village, we present 89138 ZIP-area statistics as area benchmarks and Graycliff plan-record ranges as the sub-plan specifics — never conflating the two. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP 89138 (Stonebridge village area). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master-plan infrastructure (150+ trail miles), village development data, and Downtown Summerlin amenity details. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (individual Summerlin villages are not separately tabulated). census.gov/quickfacts
4. Clark County School District (CCSD) — School zoning, enrollment, and campus data for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings — Sig Rogich MS (10/10), Vanderburg ES (8/10), Palo Verde HS (8/10), Doral Academy Red Rock (9/10). greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89138 ZIP area. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage (195,000 acres), access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

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