Oluna at The Cliffs Homes For Sale

KEY TAKEAWAYS

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

Oluna at The Cliffs is a single-family neighborhood in Summerlin's The Cliffs village (ZIP 89135), priced $750K–$1.3M per Las Vegas REALTORS MLS data, with a 43-day area median DOM and Las Vegas city demographics per the U.S. Census. The five takeaways below give you a working map of the neighborhood.

• The neighborhood: Oluna is a single-family section of The Cliffs village in the Summerlin master plan, developed by Howard Hughes Corporation, with homes built in the 2000s.
• The price band: $750K–$1.3M plan range; the area median sits near $980,000 in mid-2026 per Las Vegas REALTORS ZIP 89135 data.
• The location advantage: Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — close to trails, schools, and amenities without resort-area traffic.
• Best for: Move-up families (Sig Rogich MS is 10/10), California relocators saving on state income tax, and trail-lifestyle buyers who want Summerlin's master-plan infrastructure.
• Do your homework: Two-layer HOA (Summerlin master + sub-association), jumbo financing for homes above the conforming limit, and view-premium lot differences need early diligence.

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

PRICE DISTRIBUTION

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

Across ZIP 89135 — home to Oluna, The Cliffs, and the broader western Summerlin villages — active listings in mid-2026 per Las Vegas REALTORS MLS data concentrate in the $700K–$1.5M bands that define The Cliffs village. The bands below show where competition actually concentrates for buyers targeting the Oluna price range.

Counts reflect active MLS listings in ZIP 89135 (the Oluna area, The Cliffs village, western Summerlin) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Oluna homes concentrate in the $750K–$1.3M range.

SAFETY & CRIME

Is Oluna at The Cliffs Safe?

• 78%Owner-occupied householdsCommunity plan record
• LowThrough-traffic by master-plan designHoward Hughes Corporation community layout
• LVMPDLas Vegas Metro Police jurisdictionCovering the Summerlin area
• TopRated Summerlin village corridorEstablished master-plan character

Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community details per the NREG plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Oluna at The Cliffs Score?

Oluna earns strong marks for schools, outdoor access, and Summerlin master-plan infrastructure, with honest trade-offs on price point and the longer Strip commute compared to central Las Vegas neighborhoods. Six categories below — the same factors our agents walk through with every buyer before a first tour.

• A

  Grade A: Schools

  Sig Rogich MS rates 10/10 per GreatSchools; Vanderburg ES and Palo Verde HS both 8/10 — among Summerlin's strongest public school zones.

• A

  Grade A: Outdoor Access

  150-plus miles of Summerlin trails from your doorstep; Red Rock Canyon 10 minutes west; Fox Hill Park and Paseos Linear Park walkable from The Cliffs.

• B+

  Grade B+: Location & Amenities

  Five minutes to Downtown Summerlin's 125-plus shops and restaurants; ten to Red Rock Canyon; twenty to the Strip via Summerlin Parkway.

• B

  Grade B: Safety

  Not guard-gated, but Summerlin's established owner-heavy villages maintain low incident rates; benchmark with FBI UCR data for the specific street.

• B

  Grade B: Cost of Living

  $750K–$1.3M entry plus $100–$250/mo HOA is above the valley median, though well below comparable master-plan lifestyle settings in California.

• B+

  Grade B+: Commute

  Five minutes to Downtown Summerlin employment corridor; twenty to the Strip; thirty to the airport — good balance for west-side professionals.

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

POPULATION & GROWTH

How Fast Is the Oluna Area Growing?

Oluna's parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin villages remain among the most in-demand residential corridors in the valley. Summerlin itself continues expanding westward under Howard Hughes Corporation's master plan, adding new villages and amenities that reinforce demand for established sections like The Cliffs.

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

LIVABILITY SCORES

How Does Oluna at The Cliffs Score for Livability?

Oluna scores highest on schools and outdoor access: Sig Rogich Middle School is a 10/10 per GreatSchools, Red Rock Canyon is ten minutes west, and 150-plus miles of Summerlin trails connect from the neighborhood. The honest trade-offs are a $750K–$1.3M price band above the valley median and a non-gated setting. Six categories below, benchmarked to Census, GreatSchools, and FBI data.

• 84B+

  Overall Livability

• 92A

  Schools (zoned CCSD)

• 72B

  Safety (non-gated)

• 50C+

  Cost of Living

• 88A-

  Outdoor & Amenities

• 80B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

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

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the benchmark for ZIP 89135 where Oluna sits. The area median list is near $980,000 with a 43-day median time to contract in mid-2026.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Oluna at The Cliffs Market Right Now?

ZIP 89135 runs at a measured 43-day median DOM — homes at The Cliffs price point attract well-qualified buyers who move deliberately. View-premium lots and homes near the trail network move faster; standard lots take longer. Buyers who are pre-approved at the jumbo threshold and have seen the comps act decisively.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area figures span The Cliffs and neighboring sections of western Summerlin — treat neighborhood-level statistics as indicative, not definitive.

Neighborhood Comparison

How Does Oluna at The Cliffs Compare to Nearby Cliffs Village Neighborhoods?

A side-by-side of Oluna and comparable sections of The Cliffs village — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Individual neighborhood medians within The Cliffs are too thin to be statistically reliable, so we publish plan ranges and ZIP 89135 benchmarks.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-neighborhood $/SF and DOM figures are intentionally omitted — individual sub-neighborhood samples are too small to be meaningful. ZIP 89135 benchmarks are used instead.

Neighborhood Deep Dive

What's Inside Western Summerlin's Cliffs Village Neighborhoods?

BY ZIP CODE

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

ZIP 89135 covers western Summerlin including The Cliffs village, The Ridges, and adjacent single-family neighborhoods — with a $980,000 area median list price in mid-2026 per Las Vegas REALTORS. The table below breaks the ZIP into its main corridors so buyers understand where Oluna's $750K–$1.3M plan range sits within the broader price distribution.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and YTD figures intentionally omitted — sub-neighborhood samples are too small to be statistically meaningful. Boundaries per Clark County GIS.

WHY OLUNA AT THE CLIFFS

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

Oluna offers five verifiable advantages tied to the Howard Hughes Corporation master plan, Nevada's zero income-tax law and 3% annual property-tax cap under NRS 361.471, top-rated CCSD schools including a 10/10 middle school, and Red Rock Canyon ten minutes west — each a claim you can verify against primary sources.

1. 1

   Sig Rogich MS — a 10/10 public school

   One of Nevada's highest-rated public middle schools is the zoned school for Oluna families — a rare combination of top academics in a public, no-tuition setting.

   GreatSchools.org
2. 2

   Red Rock Canyon ten minutes west

   195,000 acres of BLM-managed desert, the 13-mile scenic loop, and world-class hiking start ten minutes from The Cliffs — an outdoor access radius most Las Vegas neighborhoods can't match.

   Bureau of Land Management
3. 3

   150-plus miles of Summerlin trails

   The Howard Hughes Corporation trail network connects Oluna directly to parks, schools, and Downtown Summerlin without a car — a feature that commands a real price premium and delivers daily quality of life.

   Howard Hughes Corporation
4. 4

   Nevada tax advantage vs. California

   Zero state income tax and a 3% annual property-tax cap under NRS 361.471 keep carrying costs predictable — a five-figure annual advantage for most relocating California households.

   Nevada Revised Statutes 361.471
5. 5

   Howard Hughes Corporation master-plan quality

   Summerlin's developer has financial incentive to maintain and improve community infrastructure, parks, and commercial amenities for decades — a long-run quality control that self-built neighborhoods lack.

   Howard Hughes Corporation

WHY BUY IN OLUNA AT THE CLIFFS

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

Oluna's case rests on schools, outdoor access, and master-plan quality: a 10/10 middle school, Red Rock Canyon ten minutes west, the Summerlin trail network from your doorstep, and property-tax growth capped at 3% annually under Nevada Revised Statutes 361.471. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10)

   One of Nevada's highest-rated public middle schools is the zoned assignment — no private-school tuition required for academic excellence.

   GreatSchools.org

2. 2

   Zero Nevada state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

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

   NRS 361.471

4. 4

   Red Rock Canyon ten minutes west

   195,000 BLM-managed acres, the 13-mile scenic loop, and world-class hiking start ten minutes from your driveway.

   Bureau of Land Management

5. 5

   150-plus miles of Summerlin trails

   The Howard Hughes Corporation trail network connects Oluna directly to parks, schools, and Downtown Summerlin without a car.

   Howard Hughes Corporation

6. 6

   Downtown Summerlin five minutes away

   125-plus restaurants, shops, and venues including City National Arena — the west valley's premier open-air commercial hub.

   Howard Hughes Corporation

7. 7

   Desert-contemporary architecture

   Quality construction and modern floor plans that hold value and appeal to the move-up buyer pool that trades within western Summerlin.

   Community plan record

8. 8

   Howard Hughes Corporation master-plan quality control

   A developer with financial incentive to maintain and improve community infrastructure for decades — trails, parks, and commercial amenities stay current.

   Howard Hughes Corporation

9. 9

   $750K–$1.3M range delivers Summerlin without a guard-gated premium

   Full master-plan access — trails, parks, top schools, Downtown Summerlin — at a price band below guard-gated Summerlin enclaves.

   Community plan record

10. 10

    Las Vegas metro job growth

    The metro added jobs at a historically strong rate entering 2026 per BLS data, supporting sustained housing demand across Summerlin's western villages.

    U.S. Bureau of Labor Statistics

THIS WEEKEND'S OPEN HOUSES

Can You Tour Oluna at The Cliffs Homes This Weekend?

Open houses in Oluna run on a standard Summerlin schedule — most well-priced listings hold weekend opens, and private tours are available by appointment any day of the week. Set up instant alerts to get notified the moment an Oluna home schedules an open house, or browse every active listing now and let us arrange a private showing.

RELOCATION TIMELINE

How to Relocate to Oluna at The Cliffs in 8 Steps

From first research to keys-in-hand, here is the 8–10 week timeline most Oluna buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Define your Summerlin target

   Decide whether Oluna's $750K–$1.3M single-family range is the right fit, or whether you should compare guard-gated Summerlin villages. Our agents can walk through the trade-offs in a fifteen-minute call.

2. 02

   Get pre-approved — jumbo-aware

   Homes above the conforming limit need jumbo financing; get pre-approved before touring so you can act on a well-priced listing the day it appears. Jumbo lenders typically want 20% down plus six months of reserves.

3. 03

   Hire a western Summerlin specialist

   View premiums, lot orientation, and sub-association differences inside The Cliffs require local knowledge. Our agents have closed extensively across the western villages and can pull the right comparables fast.

4. 04

   Tour in person or virtually

   Private and open-house tours are available any day — no gate clearance required. Virtual tours work well for out-of-state buyers; we walk every room on video and provide condition notes before you fly in.

5. 05

   Write and negotiate the offer

   In a 43-day median market, well-priced homes still attract multiple looks. Come in with your comps understood, financing documented, and a clean offer — our agents know where sellers stand before you write.

6. 06

   Inspection and HOA document review

   Order the resale package on day one of escrow: current dues, reserve study, assessment history, CC&Rs. Confirm the two-layer HOA structure (master + sub-association) and any pending assessments.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. HOA document review and jumbo appraisal run concurrently — timeline is usually driven by the appraisal.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Oluna at The Cliffs Area Economy?

The western Summerlin corridor runs on a professional economy: Summerlin Hospital, the Downtown Summerlin corporate campus, and the I-215 employment spine anchor the area within twenty minutes. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro maintained strong employment entering 2026; community demographics show average household incomes above $110,000.

Top Oluna Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes north on Rampart
• Downtown Summerlin corporate corridorThe master plan's office and retail employment hub, five minutes from Oluna via West Charleston
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about ten minutes away
• Howard Hughes Corporation (Summerlin offices)Master developer's regional operations and development team within the Summerlin master plan
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
• Clark County School District (west region)Area campuses 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 Oluna at The Cliffs Compare to Summerlin, Henderson & Las Vegas?

Weighing Oluna against the valley's other options? This side-by-side covers the metrics buyers ask about most, updated June 2026. Oluna wins on school quality and trail access, Summerlin West on new construction, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Oluna neighborhood-level figures are community plan-record values or ZIP-area proxies — the Census does not tabulate individual Summerlin neighborhoods separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Oluna at The Cliffs?

Oluna sits inside Summerlin's western village grid — West Charleston Boulevard and the Summerlin Parkway connect quickly in every direction. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — Oluna destinations generally match or beat that for the west-side employment corridor.

Drive Times from Oluna at The Cliffs

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon NCAW Charleston Blvd west
• ~15 minSummerlin Hospital Medical CenterSummerlin Pkwy north to Rampart
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid Intl AirportI-215 South
• ~35 minHendersonI-215 East → I-515 South
• ~25 minDowntown Las VegasUS-95 East
• ~45 minMt. CharlestonUS-95 North → SR-157

Transportation Options

• Driving

  The default, and efficient: West Charleston Boulevard, the Summerlin Parkway, and I-215 connect Oluna to the full valley grid. Downtown Summerlin is five minutes; the Strip is twenty; the airport is thirty.

• Summerlin Trail Network

  The 150-plus-mile trail system connects Oluna directly to parks, schools, and Downtown Summerlin without a car — a daily-use amenity unique to the Summerlin master plan.

• RTC Transit

  Routes run the Charleston and Sahara corridors, but residents should not plan a car-free life — Summerlin is designed for driving, and most destinations require a personal vehicle.

• Rideshare

  Fast and reliable this close to the Strip corridor; airport runs typically cost $35–$50 from western Summerlin.

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 Oluna at The Cliffs?

Most Oluna buyers put down 10%–20%. On a $980,000 purchase, that is $98,000–$196,000. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20% down plus six months of reserves. VA loans allow 0% for eligible veterans. Confirm your financing tier before touring — well-priced Oluna homes in the $850K–$1.1M band can attract multiple offers, and a documented jumbo pre-approval lets you move decisively.

PEOPLE ALSO ASK

What Else Do People Ask About Oluna at The Cliffs?

These are the queries Oluna buyers actually search — 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 Howard Hughes Corporation 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 across Summerlin's western villages including The Cliffs — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

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

Compare Oluna with neighboring Summerlin villages and Las Vegas communities reachable in thirty minutes or less. Each card pairs the commute time with median price positioning so you can judge whether a different lifestyle setting — guard-gated, newer construction, or lower entry — buys you more home for the money.

A–Z INDEX

Which Cliffs Village Neighborhoods Can You Explore A–Z?

The Cliffs village of Summerlin contains several single-family neighborhoods inside the Howard Hughes Corporation master plan, with resale homes priced from $750,000 — alphabetically indexed below for quick orientation. Our team can pull current MLS listings, sub-association HOA documents, and comparable sales for any of them within the hour on request.

Sources & Methodology

Where Does This Oluna at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because individual Summerlin neighborhood samples are too small for statistically reliable medians, we publish ZIP 89135 area benchmarks and community plan ranges — clearly labeled as such throughout. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list price, days on market, and active listing counts for ZIP 89135 and the broader Las Vegas market. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan community details, trail network, and village information. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (individual Summerlin neighborhoods are not separately tabulated). census.gov/quickfacts
4. Clark County School District (CCSD) — School zoning, enrollment, and campus information for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for area schools. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for the ZIP 89135 corridor. 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, access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Las Vegas MSA 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