8/10John C. Vanderburg ES
Zoned · The Cliffs area (5 min)
K-5800 Students18:1
The Cliffs, Summerlin
Onyx Point at The Cliffs Homes For Sale
Nevada's #1 team for Onyx Point at The Cliffs real estate. Search contemporary single-family homes in Summerlin's elevated Cliffs village — Red Rock views, 150+ miles of trails, and top-rated CCSD schools.
AREA MEDIAN LIST PRICE (89135)
$1.05M
LVR / GLVAR, June 2026
ONYX POINT PRICE RANGE
$900K–$1.6M
Community record
HOA (MASTER + SUB)
$120–$275/mo
Community record
MEDIAN DAYS ON MARKET
44
LVR / GLVAR, June 2026
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 Onyx Point at The Cliffs at a Glance?
Onyx Point at The Cliffs is a single-family neighborhood in Summerlin's elevated Cliffs village — homes priced $900K–$1.6M in ZIP 89135, with Red Rock Canyon views, $120–$275/mo HOA, and access to 150+ miles of trails, per Howard Hughes Corporation and Las Vegas demographics per the U.S. Census. The takeaways below unpack the village context and buyer profile.
- The price tier: single-family homes priced $900K–$1.6M in The Cliffs village — elevated lots, contemporary architecture, Red Rock sightlines.
- The location: five minutes from Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip via Summerlin Parkway.
- Best for: families targeting Sig Rogich MS (10/10) and Palo Verde HS (8/10), and California relocators seeking view lots at California-exit prices.
- No guard gate: open-access village community — lower dues ($120–$275/mo) and simpler showings versus staffed-gate Summerlin enclaves.
- Do your homework: view premiums are real and measurable — pull view-adjusted comps before you offer, and confirm sub-association dues and reserve health in escrow.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Onyx Point at The Cliffs Homes for Sale?
The ZIP 89135 Summerlin area carried active listings in the $900K–$1.6M band as of June 2026 according to Las Vegas REALTORS MLS data. Onyx Point homes are single-family resale — contemporary desert architecture on elevated lots in The Cliffs village. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Onyx Point-Area Homes Sell in Each Price Range?
Within ZIP 89135 — the western Summerlin cluster containing Onyx Point — active listings span from entry-level townhomes to $3M+ luxury estates per Las Vegas REALTORS MLS data. Onyx Point itself clusters in the $900K–$1.6M band. The counts below show where the broader ZIP-area competition concentrates.
Browse Onyx Point Listings
How Can You Find an Onyx Point Home by Type, Lifestyle & Price?
Onyx Point at The Cliffs homes are single-family resale on elevated lots in The Cliffs village, priced $900K–$1.6M — each link below opens our live Las Vegas MLS search filtered by type, price, and lifestyle, with listing counts updated daily from Las Vegas REALTORS MLS data.
Which Cliffs-Village Neighborhoods Should You Explore?
The Cliffs village includes Onyx Point and neighboring sub-neighborhoods — each sharing the elevated terrain, Red Rock views, and Summerlin trail access. The cards below compare the nearest alternatives.
Single-Family · Red Rock Views
Onyx Point at The Cliffs
Single-Family · Contemporary · ViewsSkystone at The Cliffs
Multiple sub-neighborhoodsThe Cliffs village (broader)
Guard-Gated · Bear's Best GolfThe Ridges
Guard-Gated · Golf · ViewsRed Rock Country Club
Master Plan · All price tiersSummerlin (broader)
By Property Type
By Price Range
Updated daily · 120 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Onyx Point Listings First?
Custom alerts by price, beds, and view orientation — no spam, unsubscribe anytime. The best Red Rock-view lots in Onyx Point at The Cliffs move within days when priced right; alert subscribers see new listings within hours of hitting the MLS.
- 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
EDUCATION8/10 
9/10
8/10
9/10
How Are the Schools for Onyx Point at The Cliffs?
Schools are a defining strength here: Sig Rogich Middle School rates 10/10 on GreatSchools — among the highest in the valley — and Palo Verde High School rates 8/10. Private options include The Meadows School and Bishop Gorman. The cards below map realistic choices by level, with drive times.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · Peccole Ranch (15 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin area (10 min)
K-121200 Students20:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin area (12 min)
K-12900 Students18:1
9/10Bishop Gorman (Lower)
Private · Summerlin South (15 min)
K-8400 Students10:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Onyx Point at The Cliffs Families?
According to GreatSchools.org, Onyx Point families are served by some of the top public schools in the Las Vegas Valley — Sig Rogich Middle School rates 10/10 and Palo Verde High School rates 8/10. School data cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich MS | Public (zoned) | 6-8 | 10/10 | Zoned · 7 min | $900,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $900,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin area · 10 min | $900,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Zoned · 10 min | $900,000+ |
| 5 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Zoned · 5 min | $900,000+ |
SAFETY & CRIME
Is Onyx Point at The Cliffs Safe?
Direct Answer
Yes — The Cliffs village is among the safer neighborhoods in Las Vegas. Open-access but low-traffic street design keeps through-traffic minimal, and Summerlin's master-planned infrastructure — community lighting, park connectivity, and an engaged homeowner base — contributes to above-average safety. Benchmark the surrounding 89135 corridor with FBI Uniform Crime Reporting data before writing any offer.
- No through-traffic in village streetsMaster-planned street layout
- City of Las Vegas police jurisdictionMetro coverage of the area
- Annual sunshine — visibility year-roundDesert climate advantage
- Common areas maintained and litHoward Hughes Corporation standards
What Buyers Should Know
The Cliffs village is designed for low through-traffic: the street network loops internally, so vehicles present are almost entirely residents and their guests. That design pattern is one of Summerlin's master-plan hallmarks and creates a de facto safety layer without a staffed gate.
The surrounding 89135 corridor is one of the west valley's established owner-occupant areas. Incidents run to typical suburban property matters — package theft, the occasional vehicle break-in on commercial corridors — at rates buyers can verify through FBI UCR-based tools before writing an offer.
For families, the practical picture — low-traffic streets, 150-plus miles of well-lit trails, active HOA, and an engaged community of owner-occupants — is among the more comfortable in the Las Vegas Valley at this price tier.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per Howard Hughes Corporation master plan record. Last updated June 2026.
Living In
What's It Like Living in Onyx Point at The Cliffs, Summerlin?
The Answer
Living in Onyx Point means contemporary desert homes on elevated terrain — five minutes from Downtown Summerlin, ten from Red Rock Canyon, per the City of Las Vegas. Sig Rogich Middle (10/10) and Palo Verde High (8/10) serve the neighborhood, and 150-plus miles of Summerlin trails link the block to the full master plan.
What is Onyx Point at The Cliffs known for?
Onyx Point is known for elevated lots with Red Rock Canyon views, contemporary desert architecture, and a location at the quiet western edge of Summerlin — close to the canyon but still five minutes from Downtown Summerlin's retail and dining corridor.
Who should live in Onyx Point at The Cliffs?
Families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10), move-up buyers from other Summerlin villages, and California relocators who want view lots and a master-planned lifestyle at prices well below comparable California neighborhoods.
What is daily life like?
Morning walks or bike rides on the Summerlin trail network, errands at Downtown Summerlin in five minutes, and weekend hikes at Red Rock Canyon — with the Strip twenty minutes east when you want it.
Location
Where Is Onyx Point at The Cliffs
Onyx Point at The Cliffs sits in the western Summerlin master plan within the City of Las Vegas, ZIP 89135, on elevated terrain near the I-215 beltway and West Charleston Boulevard. About five miles from Downtown Summerlin and roughly eleven miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Henderson
35
Min
Onyx Point at The Cliffs
At a Glance$1,050,000
Area Median List Price (89135)
$900K–$1.6M
Neighborhood Price Range
$120–$275/mo
HOA (master + sub)
44
Median Days on Market
- Setting
- Elevated single-family neighborhood in The Cliffs village of Summerlin
- Developer
- Howard Hughes Corporation
- Established
- 2000s
- Guard Gate
- None — open-access village
- HOA
- $120–$275/mo (master + sub)
- Home Types
- Single-family, 2,000–3,500+ sq ft
- Schools
- Vanderburg ES, Sig Rogich MS, Palo Verde HS
- Trails
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- Distance to Downtown Summerlin
- ~5 min
- Distance to Red Rock Canyon
- ~10 min
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Onyx Point at The Cliffs Score?
Onyx Point earns top marks for schools, trail access, and view-lot quality, with honest trade-offs on carrying costs above $1 million and the lack of a staffed gate versus Summerlin's luxury enclaves. Below is our category-by-category report card — the same six factors our agents walk through with every family and relocating buyer before a first tour.
Grade A-: Safety
Open-access village within a master-planned community — no gate, but low-traffic street design and LVMPD City of Las Vegas coverage.
Grade A: Schools
Sig Rogich MS (10/10) and Palo Verde HS (8/10) are among the valley's strongest public zones; private options include The Meadows School.
Grade B: Cost of Living
Entry above $900K with $120–$275/mo HOA is a premium proposition — though far below comparable California view-lot neighborhoods.
Grade A: Amenities
150+ miles of Summerlin trails, Fox Hill Park, The Paseos Linear Park, and Downtown Summerlin five minutes east.
Grade A+: Outdoor Access
Red Rock Canyon ten minutes west, the Summerlin trail network in the neighborhood, and Bear's Best golf nearby.
Grade A-: Commute
Five minutes to Downtown Summerlin, twenty to the Strip via Summerlin Pkwy — one of Summerlin's most accessible western addresses.
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 Onyx Point at The Cliffs a good place to live?
Yes — especially if top-rated schools, Red Rock Canyon views, and trail access top your list. Onyx Point pairs contemporary single-family homes on elevated terrain with Summerlin's full master-plan amenity network: 150-plus miles of trails, five-minute access to Downtown Summerlin, and ten minutes to Red Rock Canyon. The honest trade-offs are carrying costs above $900K, no staffed gate, and view-premium pricing on the best lots — but for families and California relocators who want Summerlin living at a sub-Ridges price point, The Cliffs is one of the strongest addresses in the valley.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Onyx Point at The Cliffs?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820 and a median age of 38. Inside The Cliffs village the profile skews higher: average household income above $110,000, homeownership near 78%, driven by families, professionals, and California relocators.
The Census does not break out Onyx Point separately, so citywide figures provide the statistical backdrop. Within the neighborhood, our closing data reflects a community driven by two buyer profiles: families who prioritize Sig Rogich Middle School and the trail network, and California relocators trading coastal tax burdens for Summerlin's zero-income-tax, view-lot lifestyle.
~8,000
vs Las Vegas 656,274
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
~78%
vs Clark Co 59%
$900K
vs Clark Co value $391K
$120–$275/mo
vs staffed-gate avg $450+
Source: U.S. Census Bureau QuickFacts, Las Vegas city; NREG community plan records (Onyx Point is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Onyx Point Area Growing?
Onyx Point itself is within a built-out portion of The Cliffs village — resale and occasional new phases on adjacent land rather than large-scale expansion. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridors remain among the most in-demand in the metro.
656,274Las Vegas residents (Census)
$1.05M89135 median list (LVR)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Within The Cliffs village, growth is incremental — Howard Hughes Corporation releases new phases as land is developed, and Onyx Point sits within an established portion of the village. The broader ZIP 89135 corridor continues to attract move-up buyers and relocators drawn by Summerlin's schools, trails, and proximity to Red Rock Canyon.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. 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 Onyx Point at The Cliffs Score for Livability?
Onyx Point scores highest on schools, outdoor access, and trail connectivity: Sig Rogich Middle at 10/10, Red Rock Canyon ten minutes west, and 150-plus miles of Summerlin trails at the doorstep. The honest trade-offs are entry above $900K, no staffed gate, and view-premium pricing on elevated lots. Six categories below, benchmarked to Census, GreatSchools, and community data.
- 88A-
Overall Livability
- 95A+
Schools (zoned + private)
- 78B+
Safety (open-access)
- 52C+
Cost of Living
- 90A
Amenities & Trails
- 85A-
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Onyx Point at The Cliffs Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Onyx Point trades against. ZIP 89135 covers the broader Summerlin western cluster; the $900K–$1.6M Onyx Point tier is the upper band of that data.
Median List Price
$1,050,000 area median for ZIP 89135, per LVR June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
44 median days across the ZIP area; view-premium lots trade faster when priced right
vs May 2025
Source: Las Vegas REALTORS
Price Range
$900K–$1.6M for Onyx Point homes — elevated lots command the upper band
vs May 2025
Source: Las Vegas REALTORS
The long view: Onyx Point at The Cliffs'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.
44
MEDIAN DAYS ON MARKET
$1.05M
AREA MEDIAN (89135)
$120–$275
HOA / MONTH
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin Cliffs specialist.
Market Competitiveness
How competitive is the Onyx Point at The Cliffs market right now?
The ZIP 89135 Summerlin west corridor is an active, move-up market. Homes in the $900K–$1.6M tier trade at a moderate pace — 44 median days on market per Las Vegas REALTORS data — with the most-desirable Red Rock-view lots moving faster when priced correctly. Buyers who are pre-approved and view-ready move quickly when the right lot surfaces.
62Active Move-Up Market
- 44 daysArea median DOM (89135)
- $900K–$1.6MOnyx Point price range
- $1.05MZIP 89135 area median list
- 150+ miSummerlin trail network
Is Onyx Point at The Cliffs Right for You?
Who Should Buy a Home in Onyx Point at The Cliffs?
Onyx Point at The Cliffs appeals to a specific buyer: families chasing a 10/10 middle school and trail access, California relocators swapping coastal taxes for Red Rock views, and move-up buyers from other Summerlin villages who want The Cliffs' elevated character. Five profiles below match lifestyles to this neighborhood, followed by the honest pros and trade-offs.
Which Buyer Profiles Fit Onyx Point at The Cliffs?
Families
- Sig Rogich MS (10/10) zoning per GreatSchools
- Palo Verde HS (8/10) as the public high school
- 150+ miles of trails connecting home to parks and schools
- Fox Hill Park with zip lines and disc golf nearby
California Relocators
- Red Rock Canyon views at sub-California prices
- Zero state income tax, 3% property-tax cap
- Contemporary homes $900K–$1.6M vs. comparable CA neighborhoods
- Our relocation team handles virtual tours and remote close
Move-Up Buyers (other Summerlin villages)
- Elevated terrain and Red Rock views not found in every village
- Same Summerlin trail network and HOA master-plan standards
- Still within five minutes of Downtown Summerlin
- HOA $120–$275/mo — lower than guard-gated alternatives
Outdoor Enthusiasts
- Ten minutes to Red Rock Canyon National Conservation Area
- 150+ miles of trails directly connected to the neighborhood
- TPC Summerlin and Bear's Best golf within fifteen minutes
- Desert hiking, climbing, and cycling from the front door
Professionals
- Five minutes to Downtown Summerlin's office and retail corridor
- Twenty minutes to the Strip employment core
- Easy I-215 access for valley-wide commutes
- Summerlin Parkway connection to northwest LV employment
Best Fit For
- Families — Sig Rogich MS (10/10) and Palo Verde HS (8/10) zoning, plus 150-plus miles of trails connecting home to parks and schools.
- California relocators — Red Rock Canyon views, zero state income tax, and 3% property-tax cap on homes priced far below comparable Bay Area neighborhoods.
- Move-up buyers — elevated terrain and Red Rock sightlines that lower-elevation Summerlin villages can't match, at $120–$275/mo HOA.
- Outdoor enthusiasts — ten-minute access to Red Rock Canyon and 150-plus miles of trail from the front door.
- Professionals — five minutes to Downtown Summerlin's corridor and twenty minutes to the Strip via Summerlin Parkway.
Ready to explore homes in Onyx Point at The Cliffs? Our team knows the view-premium lots, the sub-association HOA differences, and the comp data for every street in The Cliffs village.
Start Your Home SearchPros
- Sig Rogich Middle School rated 10/10 per GreatSchools — one of the highest public middle schools in Nevada
- Elevated lots with Red Rock Canyon views on the west-facing streets
- 150-plus miles of Summerlin trails directly accessible from the neighborhood
- Five minutes to Downtown Summerlin's 125+ shops and restaurants
- Ten minutes to Red Rock Canyon National Conservation Area
- HOA at $120–$275/mo — lower than Summerlin's staffed-gate enclaves
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- No guard gate — open-access village without staffed security
- Entry above $900K with view-premium lots reaching $1.6M
- Jumbo financing required for most purchases — need 20%+ down and reserves
- Resale-only market — no production new construction inside Onyx Point
- View-premium comps require judgment — some elevated lots price in view while others don't
- Extreme summer heat — 105°F+ stretches from July through September
Neighborhood Comparison
How Does Onyx Point Compare to Other Cliffs-Area Neighborhoods?
A side-by-side comparison of Onyx Point and nearby Summerlin sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honest note: with Onyx Point and its neighbors each relatively small, per-neighborhood medians are indicative; we publish entry points and features instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Onyx Point at The Cliffs | $900K–$1.6M | n/a* | 44 | n/a* | Views · Families · Relocators |
| Skystone at The Cliffs | $950K–$1.7M | n/a* | n/a* | n/a* | Contemporary · Views |
| The Cliffs village (broader) | $800K–$2M+ | n/a* | n/a* | n/a* | Village-wide search |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Guard-gated · Trophy estates |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf |
| Summerlin (broader) | From $350K | n/a* | n/a* | n/a* | All price tiers |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Entry points are indicative; view-adjusted comps vary by lot — call (702) 637-1759 for a specific address pull.
Neighborhood Deep Dive
What's Inside the Cliffs-Village Neighborhoods?
Submarket 1
Onyx Point at The Cliffs
Elevated single-family homes in The Cliffs with Red Rock Canyon views and direct access to the Summerlin trail network. Sig Rogich MS (10/10) in the attendance zone.
Browse Onyx Point at The Cliffs homes →$1.05MMedian Price
44Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Skystone at The Cliffs
Newer construction in The Cliffs village with similar view-lot premiums and contemporary architecture — slightly higher entry point than Onyx Point.
Browse Skystone at The Cliffs homes →$1.1MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Cliffs village (broader)
The full Cliffs village encompasses multiple sub-neighborhoods — a broader search that captures every price tier and street orientation.
Browse The Cliffs village (broader) homes →$1.0MMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges
Summerlin's guard-gated luxury pinnacle with Bear's Best golf — 24-hour staffed entry and $2M+ custom architecture for buyers who want the gate.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Red Rock Country Club
Guard-gated golf community within Summerlin — two Arnold Palmer courses and staffed entry at an entry point between Onyx Point and The Ridges.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Summerlin (broader)
The 22,500-acre master plan by Howard Hughes Corporation spanning 20+ villages — Onyx Point sits in the western Cliffs portion of the broader Summerlin community.
Browse Summerlin (broader) homes →$728KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
The Cliffs Village — Summerlin's Elevated Western Edge
The Cliffs is Summerlin's westernmost major village — elevated terrain, Red Rock Canyon sightlines, and the quietest of the Summerlin village characters. Onyx Point, Skystone, and neighboring sub-neighborhoods share the same trails, schools, and Downtown Summerlin access while occupying some of the most view-rich lots in the master plan.
Browse The Cliffs Village — Summerlin's Elevated Western Edge homes →10/10Sig Rogich MS
~10 minto Red Rock Canyon
$120–$275HOA / Month
150+Miles of Trails
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs-area
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89135 Break Down?
ZIP 89135 covers a large swath of western Summerlin — from entry-level townhomes near major corridors to $3M+ luxury estates in The Ridges. Onyx Point at The Cliffs clusters in the $900K–$1.6M single-family band on the elevated western portion of the ZIP. The table below maps the key tiers.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Onyx Point at The Cliffs — elevated single-family, Red Rock views | $900K–$1.6M | n/a* | 44 (area) | n/a* | n/a* |
| 89135 | The Ridges — guard-gated luxury, Bear's Best golf | From $2M | n/a* | n/a* | n/a* | n/a* |
| 89135 | Red Rock Country Club — guard-gated golf community | From $1.2M | n/a* | n/a* | n/a* | n/a* |
| 89135 | Mid-Summerlin village corridors (townhomes to move-up) | $400K–$900K | n/a* | 44 (area) | n/a* | n/a* |
| 89135 | Full ZIP 89135 benchmark | $1,050,000 list median | — | 44 | n/a* | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF is intentionally omitted: sub-neighborhood samples are too small to be statistically meaningful; we publish entry points and area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Onyx Point at The Cliffs Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, GreatSchools, the U.S. Census Bureau, the Clark County Assessor, and Howard Hughes Corporation — capture Onyx Point at The Cliffs faster than any brochure: a 10/10 middle school, $900K–$1.6M homes, Red Rock Canyon ten minutes away, and $120–$275/mo HOA.
$1.05M
Area median list price in ZIP 89135 — the Summerlin western corridor containing Onyx Point — as of June 2026.
Las Vegas REALTORS
$900K–$1.6M
Onyx Point's price range: single-family homes in The Cliffs village — elevated lots with Red Rock Canyon sightlines at the upper end.
Community plan record
10/10
Sig Rogich Middle School's GreatSchools rating — one of the highest-rated public middle schools in Nevada, in the Onyx Point attendance zone.
GreatSchools.org 2026
44
Median days from list to accepted offer in the ZIP 89135 area over the past hundred days of sales.
LVR / GLVAR, June 2026
150+ mi
Miles of paved trail in the Summerlin master-plan network connecting Onyx Point to parks, schools, and Downtown Summerlin.
Howard Hughes Corporation
~10 min
Drive time from Onyx Point to Red Rock Canyon National Conservation Area — world-class hiking and the 13-mile scenic loop.
Community plan record drive times
$120–$275
Monthly HOA dues (master + sub-association combined) — significantly lower than Summerlin's staffed-gate alternatives.
Community plan record
~5 min
Drive to Downtown Summerlin — 125-plus shops, restaurants, City National Arena, and year-round community events.
Community plan record drive times
WHY ONYX POINT AT THE CLIFFS
Why Does Onyx Point at The Cliffs Stand Apart From Its Peers?
From elevated view lots to Summerlin's 10/10-rated middle school, Onyx Point occupies a niche few Summerlin neighborhoods fill at the $900K–$1.6M tier. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools, LVR data, and the Summerlin master plan record — so you can check every claim.
- GreatSchools.org 2026
Sig Rogich Middle School at 10/10
One of the highest-rated public middle schools in Nevada sits in the zoned attendance area — a rare draw for families who want top CCSD public schools without private-school tuition.
- Community plan record
Elevated Red Rock Canyon views
The Cliffs village's elevated terrain gives many Onyx Point lots direct Red Rock Canyon sightlines — a premium that commands measurably higher prices when present.
- Howard Hughes Corporation / summerlin.com
Summerlin's full 150-mile trail network
Every Onyx Point home connects directly to 150-plus miles of paved trails per Howard Hughes Corporation — a community-scale amenity that no standalone subdivision can replicate.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs well below comparable California neighborhoods.
- Howard Hughes Corporation / summerlin.com
Five-minute access to Downtown Summerlin
More than 125 shops, restaurants, City National Arena, and seasonal community events — within a five-minute drive of the front door.
WHY BUY IN ONYX POINT AT THE CLIFFS
What Are the Top 10 Reasons to Buy a Home in Onyx Point at The Cliffs?
Onyx Point's case rests on school quality, view premiums, and the Summerlin master-plan lifestyle: property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, Sig Rogich Middle at 10/10, and Red Rock Canyon ten minutes west. Ten sourced reasons follow.
Sig Rogich Middle School — 10/10
One of Nevada's highest-rated public middle schools in the zoned attendance area — a defining advantage for families.
GreatSchools 2026
Zero 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% property-tax cap
Annual increases on a primary residence are capped by statute — long-run cost predictability that California lacks.
NRS 361.471
Elevated Red Rock Canyon views
Many lots face west toward Red Rock Canyon's iconic red sandstone formations — a genuine lifestyle premium.
Community plan record
150-mile Summerlin trail network
Paved trails connecting home to parks, schools, and Downtown Summerlin — built into the master plan, not added as an afterthought.
Howard Hughes Corporation
Five minutes to Downtown Summerlin
More than 125 shops, restaurants, City National Arena, and the Summerlin Farmers Market — the west valley's lifestyle hub.
Howard Hughes Corporation
Ten minutes to Red Rock Canyon
World-class hiking, climbing, and the 13-mile scenic loop — immediately accessible from The Cliffs village.
Bureau of Land Management
Contemporary desert architecture
Well-designed floor plans, open-concept layouts, and energy-efficient systems — built to Summerlin's quality standards.
Community plan record
Palo Verde High School (8/10) zoning
A highly rated public high school backs up Sig Rogich MS — the public school pipeline from K through 12 is among the valley's best.
GreatSchools 2026
No guard gate — lower dues, simpler access
HOA at $120–$275/mo is a fraction of staffed-gate communities — the Summerlin lifestyle without the gate-access overhead.
Community plan record
New Construction
Who Builds New Homes In and Around Onyx Point at The Cliffs?
Onyx Point itself is in a built-out portion of The Cliffs village — today's market is resale. Howard Hughes Corporation continues to develop new phases in adjacent Cliffs-area land and throughout Summerlin West. The builders below are active in nearby Summerlin villages; incentives change monthly, so verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build profile to Onyx Point resale
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against The Cliffs resale
55+ Active Adult & Family
Pulte / Del Webb
Active-adult alternative for downsizers comparing village living
Family
Richmond American
Value-oriented new builds outside the Cliffs tier
Outdoor Recreation
What Outdoor Amenities Does Onyx Point at The Cliffs Offer?
From trail-connected community parks to Red Rock Canyon ten minutes west, Onyx Point is one of the most trail-rich addresses in the Las Vegas Valley. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area just west — and the Summerlin trail network connects your door to most of it.
NEAR
Fox Hill Park
~20 acresAdventure playground · Zip lines · Disc golfFree
A standout community park within The Cliffs area — zip lines, disc golf, adventure playground equipment, and paved trails in a desert-landscaped setting. One of the more active parks in Summerlin.
NEAR
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A linear park threading through Summerlin's western neighborhoods with desert botanical gardens, paved walking paths, and dog-friendly open space.
IN-COMMUNITY
Summerlin Trail Network
150+ milesWalking · Biking · RunningFree
The backbone of the Summerlin lifestyle — 150-plus miles of paved, connected trails linking Onyx Point to parks, schools, Downtown Summerlin, and the broader village network per Howard Hughes Corporation.
~10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's premier outdoor destination — the 13-mile scenic loop, world-class climbing, and day hikes from the Willow Springs and Calico Hills trailheads, managed by the Bureau of Land Management.
~5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
More than 125 shops, restaurants, City National Arena (Knights hockey practice facility), farmers market, and seasonal events — the west valley's community hub.
~8 MIN
Bear's Best Las Vegas
18 holesGolfDaily fee
Jack Nicklaus-designed signature-hole course within The Ridges in Summerlin — one of the most distinctive daily-fee rounds in the Las Vegas Valley.
~12 MIN
TPC Summerlin
18 holesGolf · PGA Tour venuePublic
Host of the PGA Tour's Shriners Children's Open — a tournament course with public tee times available when the tour is not in town.
~5 MIN
Las Vegas Ballpark
Minor league stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators (AAA affiliate) at Downtown Summerlin — evening games are a family staple for Cliffs-village residents in the spring and summer.
The Onyx Point Lifestyle
What Does a Weekend in Onyx Point at The Cliffs Look Like?
Three moods within minutes of the door: a morning run on the Summerlin trail network, a hike at Red Rock Canyon's Calico Hills roughly ten minutes west per the Bureau of Land Management, and dinner at Downtown Summerlin five minutes east — all from a contemporary single-family home with Red Rock views on an elevated lot.
150+Miles of Summerlin Trails
~10 minto Red Rock Canyon
~5 minto Downtown Summerlin
10/10Sig Rogich Middle School
THIS WEEKEND'S OPEN HOUSES
Can You Tour Onyx Point at The Cliffs Homes This Weekend?
Open houses in Onyx Point are more common than in guard-gated communities — the neighborhood is open-access, so sellers can hold weekend opens without gate-clearance logistics. Set up instant alerts to get notified the moment an Onyx Point home schedules an open house, or browse every active listing now and let us arrange a private showing at your availability.
Quick Answer
What are HOA fees in Onyx Point at The Cliffs?
Budget $120–$275 per month, covering both the Summerlin master association and the neighborhood sub-association. Those dues fund common-area landscaping, parks, and the trail network that ties the village together. Request the full resale package — current dues, reserve study, and assessment history — early in escrow. Nevada's standard 30-to-45-day closing window leaves time to review everything before you waive contingencies. Our agents flag any HOA concerns before you commit.
Moving to Onyx Point at The Cliffs
Should I Move to Onyx Point at The Cliffs?
Every month, Bay Area and Southern California households discover that the elevated, view-lot homes in Summerlin's Cliffs village are priced at a fraction of comparable California neighborhoods. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and for most relocating households that single line item covers the mortgage payment difference.
Why California Buyers Are Choosing Onyx Point at The Cliffs
The tax math is direct: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $350,000 saves roughly $30,000–$40,000 per year in state taxes alone. Onyx Point adds what coastal California communities rarely offer at this price: elevated lots with Red Rock Canyon views, contemporary single-family homes priced $900K–$1.6M, a 3% annual property-tax cap under Nevada Revised Statutes 361.471, and access to one of the country's top master-planned community trail networks — all within five minutes of Downtown Summerlin.
At a $1.2 million budget, Bay Area buyers are looking at a dated mid-century ranch in a suburb without trails. That same budget in Onyx Point buys a contemporary single-family home on an elevated lot with Red Rock Canyon views — often 2,500–3,500 sq ft, built in the 2000s, with open-plan interiors and desert-landscaped yards — five minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, ZIP 89135 homes in the $900K–$1.6M range reflect the Onyx Point tier within the broader Summerlin market. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area about ten minutes west.
Onyx Point residents work across the Las Vegas Valley's professional economy: corporate offices at Downtown Summerlin's corridor five minutes east, Summerlin Hospital Medical Center fifteen minutes north, and the Strip resort corridor twenty minutes via the Summerlin Parkway. The neighborhood's median age mirrors Summerlin broadly — mid-to-late 30s for families, with a visible cohort of California relocators and move-up buyers from other Summerlin villages attracted by The Cliffs' elevated character.
Cost of Living Snapshot — Onyx Point, NV vs. Bay Area, CA
Day-to-day costs run meaningfully lower than coastal California. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The biggest flip is housing: a $1.2 million Onyx Point contemporary with Red Rock views costs what a dated ranch fetches in many Bay Area suburbs — and the Summerlin lifestyle amenity network is built in at no extra charge.
| Metric | Onyx Point (Summerlin), NV | Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Home Price (comparable) | $900K–$1.6M | $1.5M–$3M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| HOA (Summerlin master + sub) | $120–$275/mo | Comparable HOA $400–$800/mo |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (SFO/SJC/OAK) |
Figures are approximate, for illustration. Contact our team for current market data.
Onyx Point Rental Market — Rent vs. Own
Executive rentals in Onyx Point are uncommon — homeownership runs around 78% per community data, and with a relatively small neighborhood footprint, rental listings appear infrequently. When they do surface, single-family homes in this range typically lease at $4,500–$6,000/mo. For 5+ year holds, the scarcity and appreciation driven by Summerlin's master-plan quality tilts decisively toward owning. Short-term rentals are regulated by the City of Las Vegas — review the rules before underwriting any rental income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Onyx Point or The Cliffs village? Our team handles out-of-state relocation — virtual home tours, view-lot comparables, HOA document review, and closing coordination so you don't need to fly in more than once.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Onyx Point at The Cliffs in 8 Steps
From first research to keys-in-hand, here's the 8-to-12-week timeline most Onyx Point 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.
Pick your lot orientation and budget
Decide whether a Red Rock-view elevated lot ($1.2M–$1.6M) or an interior neighborhood home ($900K–$1.2M) fits your priorities. View premiums are real and measurable — our agents pull view-adjusted comps before your first tour.
Get pre-approved — jumbo-ready
Most Onyx Point purchases exceed the conventional loan limit and require jumbo financing. Have your lender confirm the current limit and required reserves before you tour; seller agents will ask for a pre-approval letter with any offer.
Hire a Cliffs-village specialist
The Cliffs's sub-neighborhood nuances — view-lot premiums, sub-association HOA tiers, and Sig Rogich MS boundary lines — reward an agent who tracks the village street by street.
Tour in person or virtually
Onyx Point is open-access — showings are straightforward, and virtual tours work well for out-of-state buyers. We recommend touring at dusk to evaluate Red Rock Canyon light quality on west-facing lots.
Write and negotiate the offer
Summerlin move-up buyers often compete with pre-approved cash-equity converts from California. Clean terms and a tight inspection window help. Ask us how each seller is positioned before you write.
Inspection and HOA document review
Request the resale package early — both the master Summerlin HOA and the sub-association documents. Review reserve funding and any pending special assessments; our agents know what's normal here.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-to-45 days from acceptance to funding. Jumbo appraisals for view-lot homes sometimes add a few days — build that into your timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), contact the HOA for community portal access and trail passes, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Onyx Point at The Cliffs Economy?
Onyx Point residents work across a professional economy anchored by the Downtown Summerlin corporate corridor, Summerlin Hospital Medical Center, and the Strip resort employment core. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong — and community data puts average household income in The Cliffs area above $110,000.
$110,000+Avg household income, areaNREG community plan record
~78%Owner-occupied householdsCommunity plan record
~5 minTo Downtown Summerlin corridorCorporate, medical & retail employment hub
~20 minTo the Strip employment coreResort corridor via Summerlin Pkwy
Top Onyx Point Area Employers
- Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's largest retail-employment hub, about five minutes east
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes north on Rampart
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- City National ArenaNHL Golden Knights practice facility and event venue at Downtown Summerlin
- The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
- Clark County School District (Summerlin region)Area campuses including Sig Rogich MS and Palo Verde HS — one of the valley's largest employers
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Onyx Point at The Cliffs Compare to Summerlin, Las Vegas & Henderson?
If you're weighing Onyx Point against the valley's other move-up addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Onyx Point wins on school quality and trail access, Summerlin broadly on new-construction options and village variety, Henderson on citywide safety — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Onyx Point | Summerlin | Las Vegas | Henderson |
|---|---|---|---|---|
| Median List Price | $900K–$1.6M (neighborhood) | $728K | $476K | $548K |
| ZIP Area Median | $1.05M (89135) | $728K (Summerlin-wide) | $476K | $548K |
| Days on Market | 44 (area) | 21 | 20 | 21 |
| Top Middle School | Sig Rogich MS 10/10 | Multiple 8-10/10 | 7-8/10 range | 8-9/10 range |
| HOA | $120–$275/mo | Varies by village | Varies | Varies |
| Guard Gate | None (open-access) | Select enclaves only | Select enclaves | Select enclaves |
| Trail Access | 150+ mi (Summerlin network) | 150+ mi (same network) | Moderate | Moderate to High |
| Red Rock Canyon | ~10 min | 10–20 min | 20–35 min | 35–45 min |
| Best For | Families · Views · Relocators | Schools · Luxury · Outdoors | Selection · Urban · Investors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Onyx Point figures reflect community plan records and LVR ZIP 89135 data; city and community-wide comparisons use the most current available census and MLS figures. Last updated June 2026.
Cost of Ownership
What Will Onyx Point at The Cliffs Cost You Each Month?
A $1 million Onyx Point purchase runs about $7,800 monthly with 10% down at 7% per Freddie Mac's rate survey — including the HOA dues and property taxes every Summerlin home carries. The tabs below model your payment, compare renting, and break down carrying costs.
Payment Estimator
Estimate Your Onyx Point Payment
$6,472
Estimated Monthly Payment
- Principal & Interest$5,589
- Property Tax$534
- Insurance$150
- HOA$200
- PMI$0
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 Onyx Point at The Cliffs right now?
Rental supply in The Cliffs village is thin — most residents own, and long-term leases in the $900K+ tier are uncommon. For 5+ year holds, Summerlin's master-plan appreciation and the school-quality premium tilt decisively toward owning.
OWN (20% DOWN, 7%)
$6,495 / mo
- Principal & Interest
- $5,570
- Property Tax (~0.6%)
- $525
- Homeowners Insurance
- $200
- HOA (master + sub)
- $200
- PMI (if applicable)
- $0 (20% down)
5-year net cost:~$208,000
Equity built:~$320,000
RENT (MODELED AREA LEASE)
$4,800 / mo
- Single-Family Lease in area (modeled)
- $4,800
- Renters Insurance
- $35
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$311,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an Onyx Point home for five years at $1,050,000 nets out ahead of leasing once principal paydown and Summerlin's historical appreciation are counted — the owner walks away with roughly $320,000 in equity while the renter walks away with none. The Nevada tax advantage (zero state income tax, 3% property-tax cap) widens the gap further for California relocators.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $200/mo blended HOA, modeled $4,800 area lease.
HOA Fees by Community
HOA Fees by Property Tier
Every Onyx Point home pays both the Summerlin master-association fee and a neighborhood sub-association fee. The combined range is $120–$275/mo — well below Summerlin's staffed-gate alternatives. Request the full resale package — dues, reserve study, and assessment history — early in escrow.
Onyx Point at The Cliffs
$120–$275 / mo (combined)
Summerlin Master Association
Included in the combined range
Includes:
Trail maintenance, community parks, common-area landscaping, and master-plan amenities
Neighborhood Sub-Association
Included in the combined range
Includes:
Street-level common-area upkeep, neighborhood signage, and entry landscaping
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, and CC&Rs for both master and sub-association
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — factor these into your offer math
Comparison to Summerlin Gated Tier
$400–$700+ / mo (guard-gated)
The Ridges (guard-gated)
$400–$700+/mo
Includes:
24-hour staffed entry, club amenities, Bear's Best golf maintenance — much higher carrying cost vs. Onyx Point
Red Rock Country Club (guard-gated)
Similar to The Ridges tier
Includes:
Staffed entry, two Arnold Palmer courses, club amenities included in HOA
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Onyx Point at The Cliffs?
Onyx Point's western Summerlin location puts most of the valley within 20-to-30 minutes. W Charleston Boulevard, Summerlin Parkway, and the I-215 Beltway are all minutes away. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Onyx Point destinations beat that.
Drive Times from Onyx Point at The Cliffs
- ~5 minDowntown SummerlinW Charleston Blvd east
- ~10 minRed Rock CanyonW Charleston Blvd west
- ~8 minBear's Best Las VegasHualapai Way north
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasSummerlin Pkwy → US-95 east
- ~30 minHarry Reid Intl AirportI-215 south → I-15 south
- ~45 minMt. CharlestonUS-95 north → SR-157
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 Onyx Point at The Cliffs?
Most Onyx Point purchases close in 30 to 45 days via Nevada escrow; cash offers in 7–14 days. Jumbo loans — standard above $1 million here — sometimes add a few days for appraisal review on view-adjusted comps. Request the HOA resale package in week one so dues and reserve review never delays closing.
Quick Answer
What down payment do you need to buy in Onyx Point at The Cliffs?
Most Onyx Point buyers put down 20%. On a $1 million purchase, that's $200,000 down — and most purchases here qualify as jumbo loans, where lenders want 20% plus reserves. On a $900K entry home, plan roughly $180,000 down. VA loans allow 0% for eligible veterans. Verify the current conforming loan limit with your lender before you anchor to a purchase price.
Onyx Point at The Cliffs FAQ — 18 Answers
What Do Onyx Point at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Onyx Point at The Cliffs?
Homes in Onyx Point at The Cliffs list between $900,000 and $1.6 million, with the ZIP 89135 median near $1,050,000 per Las Vegas REALTORS MLS data. Pricing moves with lot position and Red Rock Canyon view premiums — elevated west-side lots command the strongest premium. Call (702) 637-1759 for current comps before you offer.
What village of Summerlin is Onyx Point in?
Onyx Point is part of The Cliffs village, one of the western-most villages in the Summerlin master plan. Developed by Howard Hughes Corporation, The Cliffs is known for elevated terrain, contemporary desert architecture, and direct sightlines to Red Rock Canyon. Residents tap the full Summerlin amenity network — 150-plus miles of trails, parks, and Downtown Summerlin about five minutes east — while enjoying the quieter, elevated character that distinguishes The Cliffs from other villages.
Is Onyx Point at The Cliffs guard-gated?
No — Onyx Point is an open-access Summerlin village neighborhood, not a guard-gated enclave. That keeps HOA dues lower ($120–$275/mo versus $400-plus for staffed-gate communities) and access simpler for visitors. Buyers who require 24-hour staffed security typically compare The Ridges in Summerlin, which starts from $2 million, or Red Rock Country Club. Our agents can walk you through the security profile of every Summerlin neighborhood before you decide.
What are HOA fees in Onyx Point at The Cliffs?
Budget $120–$275 per month in Onyx Point, covering both the Summerlin master association and the neighborhood sub-association. Those dues fund common-area landscaping, parks, trail maintenance, and the master-plan amenity network. Reserve health and exact assessments vary by sub-association, so request the resale package early in escrow — Nevada's standard 30-to-45-day closing window leaves enough time to review dues, reserves, and any pending special assessments before you waive contingencies.
What schools serve Onyx Point at The Cliffs?
Onyx Point is zoned to Clark County School District campuses that are among the strongest in the valley: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Private options include The Meadows School and Bishop Gorman High School; charter choices include Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada. School zoning can change — verify the current assignment with CCSD for any specific address before you write.
How long does it take to get from Onyx Point to the Strip?
Plan roughly twenty minutes from Onyx Point to the Strip via Summerlin Parkway and I-15, and about thirty minutes to Harry Reid International Airport using I-215 South. Everyday trips are shorter: Downtown Summerlin in about five minutes, Red Rock Canyon in about ten. If commute timing matters, our agents will drive the route at your actual work hour during the showing — that removes the biggest surprise in a relocation purchase.
What makes The Cliffs village different from other Summerlin villages?
The Cliffs sits on elevated terrain at Summerlin's western edge, giving many lots unobstructed Red Rock Canyon sightlines that interior villages cannot match. Architecture skews contemporary desert — clean rooflines, desert landscaping, and open-plan interiors favored by move-up buyers and California relocators. The village's western position also means shorter drives to the Red Rock Canyon scenic loop (about ten minutes) while remaining five minutes from Downtown Summerlin's 125-plus shops and restaurants.
Are there new construction homes available in Onyx Point?
Onyx Point itself is a built-out neighborhood — the available homes are resale. Howard Hughes Corporation continues to develop new phases in adjacent Cliffs-area land and in newer Summerlin West villages, where active builders are selling in the $700K–$2M range. Buyers who want brand-new construction should ask our team which Cliffs-area phases and Summerlin West sub-villages currently have inventory, as availability changes monthly and builder incentives vary by community.
What are property taxes like in Onyx Point at The Cliffs?
Property taxes in Nevada run roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $1 million Onyx Point home, that translates to approximately $5,000–$7,000 per year — a fraction of what a comparable California home carries. That tax advantage, combined with zero Nevada state income tax, drives consistent relocation demand from Bay Area and Southern California households.
Does Onyx Point have views of Red Rock Canyon?
Many Onyx Point lots sit on elevated terrain within The Cliffs village, delivering unobstructed Red Rock Canyon and valley sightlines. View premiums are real and verifiable in the comp data — west-facing lots and upper-elevation pads consistently trade above same-street comps without views. Our agents pull view-adjusted comparables to make sure any price you pay for a view lot reflects market reality, not wishful appraisal.
How does Onyx Point at The Cliffs compare to The Ridges in Summerlin?
The Ridges is Summerlin's guard-gated luxury tier, starting from roughly $2 million with 24-hour staffed security, Bear's Best golf, and The Ridges' own amenity club. Onyx Point occupies a different niche: contemporary single-family homes priced $900K–$1.6M, no gate, lower HOA dues, and the same Red Rock views from many lots. Buyers who want estate-scale privacy choose The Ridges; buyers prioritizing value, open access, and strong schools at a lower entry choose Onyx Point or adjacent Cliffs neighborhoods.
Is Onyx Point at The Cliffs a good place for families?
Yes — The Cliffs village is one of the top family choices in Summerlin. Sig Rogich Middle School rates 10/10 on GreatSchools, Palo Verde High School rates 8/10, and John C. Vanderburg Elementary rates 8/10. The Summerlin trail network connects Onyx Point to parks, schools, and community pools throughout the village. Families also cite the neighborhood's quiet streets and open layouts — no through-traffic from a guard-gated design even without the staffed entry — as a draw over higher-density areas.
What does Nevada's tax advantage mean for Onyx Point buyers moving from California?
California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $300,000 saves roughly $25,000–$35,000 per year in state income taxes alone. Add a 3% annual property-tax cap under NRS 361.471 (versus no cap in California), no personal property tax on vehicles, and $900K–$1.6M home prices that buy a larger, newer home than Bay Area equivalents. That math explains why Nevada-bound California relocators consistently shortlist The Cliffs and Onyx Point.
What is the Summerlin trail network near Onyx Point?
Summerlin's 150-plus miles of connected trails run through The Cliffs village, linking Onyx Point to neighborhood parks, community pools, schools, and Downtown Summerlin per Howard Hughes Corporation's master plan. The Paseos Linear Park and Fox Hill Park are within the immediate area, with the park system offering paved paths, desert gardens, zip lines, and disc golf. The trail network also connects toward Red Rock Canyon, making multi-hour rides and runs accessible from your front door.
What should I know before buying in Onyx Point at The Cliffs?
Four things move real money here. First, view premiums: elevated lots with Red Rock sightlines trade measurably above same-floor-plan comps — verify the premium with data, not seller claims. Second, HOA tiers: confirm both the master and sub-association dues and reserve health before waiving contingencies. Third, median DOM of about 27 days means well-priced homes move — pre-approval ready before you tour. Fourth, the CA tax comparison: if you're relocating, run the zero-income-tax and 3%-cap math before you anchor to price alone. Call (702) 637-1759 and our team will pull the right comparables.
What down payment do you need to buy in Onyx Point at The Cliffs?
Most Onyx Point buyers put down 10% to 20%. On a $1 million purchase, that's $100,000 to $200,000. Homes above the conventional loan limit move into jumbo territory, where lenders typically want 20% down plus reserves — verify the current conforming limit with your lender before you lock on a purchase price. VA loans allow 0% down for eligible veterans, and some buyers use cash from California equity. Our team can connect you with a Summerlin-area lender before your first showing.
Can Nevada Real Estate Group help me buy in Onyx Point at The Cliffs?
Yes — our team has represented buyers and sellers throughout The Cliffs village and Summerlin for years. We know the view-premium lots, the sub-association HOA differences, and which phases have the strongest resale history. Call (702) 637-1759 or use the form on this page to get matched with an Onyx Point specialist. We can typically arrange same-week showings and handle out-of-state buyers through virtual tours and remote-close coordination.
How long does it take to close on a home in Onyx Point?
Most Onyx Point purchases close in 30 to 45 days through a Nevada escrow company. Cash offers can close in 7–14 days. Jumbo-financed purchases — common above $1 million here — sometimes need an extra few days for appraisal review, since view-adjusted comps in a smaller neighborhood require careful underwriting. Request the HOA resale package in week one of escrow so dues, reserve, and assessment review never holds up your closing.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Onyx Point at The Cliffs?
These are the eight questions Onyx Point buyers most often type into Google and AI assistants — each answered with specific numbers and sourced data from Las Vegas REALTORS, GreatSchools, Nevada Revised Statutes, and the Summerlin community plan record — so you can verify every claim and figure.
Is Onyx Point at The Cliffs the same as The Cliffs?
Onyx Point is one of multiple sub-neighborhoods within The Cliffs village of Summerlin. The Cliffs village is the broader geographical area; Onyx Point is a specific neighborhood inside it, sharing the village's elevated terrain, schools, and trail access but with its own HOA sub-association and street character.
Does Onyx Point have Red Rock Canyon views?
Many lots in Onyx Point face west toward Red Rock Canyon — but not all. The view premium on west-facing elevated lots is real and measurable in the comp data. Our agents pull view-adjusted comparables so you can see exactly what a sightline is worth on the specific address you're considering.
What middle school is zoned for Onyx Point?
Sig Rogich Middle School is the zoned CCSD campus, rated 10/10 on GreatSchools — one of the highest public middle school ratings in Nevada. Zoning can change; verify the current assignment with the Clark County School District at ccsd.net for any specific address.
How far is Onyx Point from Downtown Summerlin?
About five minutes east via W Charleston Boulevard. Downtown Summerlin's 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark are the nearest major commercial hub — and a practical everyday destination from Onyx Point.
Is Onyx Point part of a master-planned community?
Yes — Onyx Point is part of the Summerlin master plan developed by Howard Hughes Corporation, one of the best-selling master-planned communities in the country. That means access to 150-plus miles of trails, the full park network, and Howard Hughes's development-quality standards for the entire surrounding village.
What is the HOA like in Onyx Point?
Budget $120–$275/mo for both the Summerlin master HOA and the Onyx Point sub-association combined. That covers trail maintenance, parks, common-area landscaping, and master-plan amenities. Always request the full resale package in escrow to confirm current dues and reserve health before you waive contingencies.
Are there new construction homes in Onyx Point?
Onyx Point itself is in a built-out portion of The Cliffs village — the available homes are resale. Howard Hughes Corporation builds new phases in adjacent Cliffs land and in Summerlin West villages. Our team can point you to active phases if new construction is a priority.
Is Onyx Point a good investment?
Onyx Point benefits from Summerlin's master-plan appreciation history, a 10/10 middle school in the zone, and limited supply at the $900K–$1.6M tier. Nevada's zero state income tax and 3% property-tax cap under NRS 361.471 keep carrying costs predictable long-term. Call (702) 637-1759 and our team will pull the historical resale data for the specific streets you're considering.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the valley's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have worked The Cliffs village — view-lot negotiations, HOA document review, and jumbo financing coordination. That depth is what puts us #1 in Nevada.
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Henderson, Summerlin, Las Vegas, North Las Vegas
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Across 9,600+ closed transactions
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Want to Talk to an Onyx Point at The Cliffs Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team have closed thousands of Summerlin transactions — in a view-lot community like Onyx Point at The Cliffs, knowing which elevated lots actually carry unobstructed Red Rock views 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 Onyx Point at The Cliffs?
Compare Onyx Point at The Cliffs with neighboring Summerlin sub-neighborhoods and nearby cities — from The Ridges guard-gated luxury to Henderson's safety-rated family corridors. Each card pairs drive time with price positioning so you can judge whether a different village or enclave actually delivers more home for the money.
A–Z INDEX
Which Cliffs-Village Sub-Neighborhoods Can You Explore A–Z?
The Cliffs village includes Onyx Point and several neighboring sub-neighborhoods — each on elevated terrain with Red Rock Canyon views, Summerlin trail access, and shared Sig Rogich Middle School zoning. Dedicated community pages are rolling out across the village; the index below links every sub-neighborhood currently available.
KEEP LEARNING
What Else Should You Read About Onyx Point at The Cliffs?
These guides cover what most Onyx Point buyers research next — the full Summerlin master plan and its 20-plus villages, how Summerlin's $900K–$1.6M luxury tier stacks up against Henderson, and a step-by-step map of the Las Vegas buying process so nothing surprises you at the closing table.
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 Onyx Point's position in the market.
Read →COMMUNITY HUB
Summerlin Community Hub
All Summerlin villages, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Onyx Point at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Onyx Point is a sub-neighborhood, we present ZIP 89135 area benchmarks as labeled context — never neighborhood-only claims — and omit sub-neighborhood-level medians where samples are too small to be meaningful. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP 89135. lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan data: trail miles, village structure, amenity network, and development standards. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Onyx Point is not separately tabulated). census.gov/quickfacts
- Clark County School District — School attendance boundaries, enrollment, and academic program data. ccsd.net
- GreatSchools.org — K-12 school ratings for Sig Rogich MS, Palo Verde HS, Vanderburg ES, and private alternatives. greatschools.org
- Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89135 area. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- 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 the Las Vegas MSA. bls.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