8/10John C. Vanderburg ES
Zoned · Summerlin (8 min)
K-5750 Students18:1
Summerlin, Las Vegas
Sterling Ridge at The Cliffs Homes For Sale
Nevada's #1 team for Sterling Ridge at The Cliffs real estate. Search luxury Toll Brothers homes, mountain-view lots, and resale opportunities in Summerlin's The Cliffs village.
MEDIAN LIST PRICE (ZIP 89135)
$1.1M
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$800K–$2M+
Community plan record
HOMES IN COMMUNITY
350+
Community plan record
DAYS ON MARKET (ZIP 89135)
42
LVR / GLVAR sold data, 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 Sterling Ridge at The Cliffs at a Glance?
Sterling Ridge at The Cliffs pairs ~350 Toll Brothers luxury homes priced $800K–$2M+ with direct Red Rock Canyon trail access and Summerlin master-plan amenities in ZIP 89135 per Las Vegas REALTORS, with a 42-day median DOM and Las Vegas city demographics per the U.S. Census. The five takeaways below unpack what makes The Cliffs village distinct.
- Toll Brothers quality: approximately 2,800–5,000 sq ft homes built from 2018 with open floor plans, gourmet kitchens, and resort-style outdoor spaces designed for the desert landscape.
- Red Rock Canyon access: 10 minutes to the 195,000-acre conservation area and direct connection to Summerlin's 150+ mile trail network from your doorstep.
- Best for: active families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10) zoning, California relocators, and professionals who want luxury without guard-gated pricing.
- Thin resale supply: ~350 homes means inventory is scarce — well-priced listings with view corridors move near 30 days; buyers who wait often miss them.
- Do your homework: view-lot premiums, Toll Brothers upgrade levels, HOA reserves, and jumbo financing all deserve early diligence before you offer.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Sterling Ridge at The Cliffs Homes for Sale?
Sterling Ridge homes are priced $800K–$2M+ in ZIP 89135 according to Las Vegas REALTORS MLS data, with roughly 350+ homes in the community. The eight newest area listings appear below, refreshed daily from the GLVAR MLS feed, and every active listing is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Sterling Ridge Homes Sell in Each Price Range?
Sterling Ridge homes in ZIP 89135 span $800K to over $2M per Las Vegas REALTORS MLS data. Phase 1 resales start near $800K–$1M, Phase 2 and Estates listings run $1M–$2M+, and premium view-corridor lots with Red Rock or Spring Mountains sightlines command the top of the range. The bands below show where buyer competition concentrates.
Browse Sterling Ridge Listings
How Can You Find a Sterling Ridge Home by Phase, View & Price?
Sterling Ridge at The Cliffs homes break down into three phases — Phase 1 entry resales from $800K, Phase 2 from $1M, and Estates from $1.4M with premium Red Rock view lots — each link below opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS GLVAR MLS data for ZIP 89135.
Which Sterling Ridge Phases Should You Explore?
Three phases plus sister communities in The Cliffs village give buyers options across price points and lot types. Counts show active ZIP 89135 listings in each price tier.
Established · Entry Resale
Sterling Ridge Phase 1
Newer · Updated Floor PlansSterling Ridge Phase 2
Estate Lots · Mountain ViewsSterling Ridge Estates
Village Sibling · Comparable TierEdgestone at The Cliffs
Village Sibling · View LotsTalus at The Cliffs
Full Village · All BuildersThe Cliffs Village (all)
Master Plan · All VillagesSummerlin (master plan)
City Hub · All CommunitiesLas Vegas (citywide)
By Price Range
Updated daily · 24 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Sterling Ridge Listings First?
Custom alerts by phase, price, view type, and square footage — no spam, unsubscribe anytime. With only ~350 homes and single-digit monthly closings, the right Sterling Ridge home may surface once a quarter; alert subscribers see it within hours, not weeks.
- 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
8/10
How Are the Schools for Sterling Ridge at The Cliffs?
Schools are Sterling Ridge's headline advantage: Sig Rogich Middle School rates 10/10 per GreatSchools — one of the highest public middle school scores in Nevada — and the CCSD zoning pipeline from Vanderburg Elementary through Palo Verde High consistently outperforms valley averages. Doral Academy Red Rock (9/10 charter) and Bishop Gorman private round out the options within easy reach.
8/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west valley (12 min)
PreK-5300 Students8:1
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-121100 Students19:1
8/10Pinecrest Academy of Nevada
Charter · northwest (15 min)
K-12800 Students17:1
8/10Coral Academy of Science
Charter · west campuses (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Sterling Ridge Families?
According to GreatSchools.org, Sterling Ridge families benefit from one of Summerlin's strongest CCSD pipelines — Sig Rogich Middle School rates 10/10, Palo Verde High 8/10, and Vanderburg Elementary 8/10. Doral Academy Red Rock (9/10 charter) extends the options, cross-checked against the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 8 min | $800,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $800,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $800,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $800,000+ |
| 5 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Summerlin · 8 min | $800,000+ |
SAFETY & CRIME
Is Sterling Ridge at The Cliffs Safe?
Direct Answer
Yes — by location and design. Sterling Ridge sits in The Cliffs village of western Summerlin, one of the lowest-crime corridors in the Las Vegas Valley, with HOA patrol coverage, low through-traffic (no cut-through routes), and Las Vegas Metropolitan Police Department jurisdiction. Benchmark the area using FBI Uniform Crime Reporting data and the LVMPD crime stats portal.
- Community patrols and monitoringFunded through $200–$400/mo dues
- Las Vegas Metro police jurisdictionWestern Summerlin coverage area
- Through-traffic — no cut-through routesDesign characteristic of The Cliffs village
- One of the valley's safest corridorsPer FBI UCR area benchmarks
What Buyers Should Know
Sterling Ridge benefits from the street design of The Cliffs village: dead-ends and cul-de-sacs mean no through traffic, which is a quiet but powerful safety factor. Residents, their guests, and verified service providers are the people on Sterling Ridge streets — not commuters cutting through.
The surrounding ZIP 89135 corridor — western Summerlin near W Flamingo Road and the 215 Beltway — consistently benchmarks as one of the lower-crime areas of the Las Vegas Valley in FBI Uniform Crime Reporting data. Property incidents (package theft, vehicle break-ins along commercial corridors) are the dominant concern here, not violent crime.
For buyers moving from guard-gated enclaves, the practical security picture is one tier down — no staffed entry gate — but the combination of HOA patrols, quiet streets, and high owner-occupancy at 88% creates a community character that correlates with low incident rates in comparable suburban master plans.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community patrol details per the HOA plan record. Last updated June 2026.
Living In
What's It Like Living in Sterling Ridge at The Cliffs, Summerlin?
The Answer
Sterling Ridge delivers Toll Brothers luxury homes on Summerlin's western edge — sweeping Red Rock Canyon views, direct trail access, and top-rated CCSD schools managed under the Howard Hughes Corporation Summerlin master plan. Downtown Summerlin is five minutes away, Red Rock Canyon is ten, and the Strip is twenty.
What is Sterling Ridge at The Cliffs known for?
Sterling Ridge is known for its Toll Brothers craftsmanship, panoramic Red Rock Canyon and Spring Mountains views, direct connection to Summerlin's trail network, and one of the strongest CCSD school assignments in the valley — Sig Rogich Middle School rates 10/10 per GreatSchools.
Who should live in Sterling Ridge at The Cliffs?
Active families targeting top-rated CCSD schools, California relocators trading coastal taxes for mountain-view luxury, and professionals who want Summerlin's amenity depth without the $2M+ entry of guard-gated enclaves like The Ridges.
What is daily life like?
Morning trail runs connecting to Red Rock Canyon, school drop-off five minutes from the gate, lunch at Downtown Summerlin's 125+ shops and restaurants, and evenings with mountain-view sunsets from your own backyard — the defining rhythm of The Cliffs village.
Location
Where Is Sterling Ridge at The Cliffs
Sterling Ridge at The Cliffs sits on the western edge of the Summerlin master plan in The Cliffs village, ZIP 89135 — near W Flamingo Road and Cliffs Edge Drive. About 120 acres. Roughly 15 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Sterling Ridge at The Cliffs
At a Glance$1,100,000
Median List Price (ZIP 89135)
$800K–$2M+
Community Price Range
~350+
Homes in Community
42
Days on Market (ZIP 89135)
- Setting
- Luxury single-family within Summerlin master plan
- Acreage
- ~120 acres
- Homes
- ~350+
- Established
- 2018
- Developer
- Toll Brothers
- Phases
- 3 (Phase 1, Phase 2, Estates)
- Gate
- No — HOA-managed community
- HOA
- $200–$400/mo
- Schools
- Vanderburg ES · Rogich MS (10/10) · Palo Verde HS
- Trail Access
- 150+ mi Summerlin network
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Sterling Ridge at The Cliffs Score?
Sterling Ridge earns top marks for schools, outdoor access, and Toll Brothers build quality, with honest trade-offs on carrying costs and a non-gated entry. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade A+: Schools
Sig Rogich Middle (10/10) and Palo Verde High (8/10) per GreatSchools; Doral Academy Red Rock charter and The Meadows private also within reach.
Grade A: Outdoor Access
Direct Summerlin trail network connection, Red Rock Canyon 10 minutes west, Fox Hill Park minutes away — among the best trail-access positions in the valley.
Grade B+: Safety
No staffed gate, but HOA patrols, low through-traffic, and Las Vegas Metropolitan Police coverage make The Cliffs village one of the calmer western Summerlin neighborhoods.
Grade B: Cost of Living
Entry at $800K with $200–$400 HOA is competitive for western Summerlin luxury — below guard-gated alternatives like The Ridges.
Grade A: Amenities
Downtown Summerlin 5 minutes, Las Vegas Ballpark, TPC Summerlin, and 125+ shops and restaurants in the master plan.
Grade B+: Commute
5 minutes to Downtown Summerlin, 20 to the Strip, 30 to the airport via I-215 — strong western Summerlin access without extreme remote-enclave drive times.
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 Sterling Ridge at The Cliffs a good place to live?
Yes — if top CCSD schools, Red Rock Canyon access, and Toll Brothers craftsmanship top your list. Sterling Ridge pairs ~350 luxury homes with a direct trail network connection, Sig Rogich Middle School at 10/10 per GreatSchools, and mountain views — all within five minutes of Downtown Summerlin. The honest trade-offs are a non-gated entry and thin resale supply that rewards buyers who move quickly when the right home appears. For families and active professionals who prioritize schools and outdoors over a staffed gate, few Summerlin addresses compete at this price.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Sterling Ridge at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Sterling Ridge — the parent city holds 656,274 residents with a median household income of $66,820. Inside the community, the profile is markedly different: community records show roughly 1,200+ residents across 350+ households, a median age of 42, and average household income above $180,000.
The Census does not break the subdivision out as its own place, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within Sterling Ridge, our closing data reflects a mix of young professional families targeting Rogich Middle's 10/10 rating, California relocators drawn by the zero-state-income-tax advantage, and active buyers who want trail access to Red Rock Canyon from their own neighborhood.
~1,200+
vs Las Vegas 656,274
42
vs Clark Co 38
$180,000+
vs Clark Co median $74,007
88%
vs Clark Co 59%
350+
vs Clark Co ~860,000
$800K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Sterling Ridge is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Sterling Ridge Area Growing?
Sterling Ridge itself is essentially built out — ~350 homes across ~120 acres since 2018, with growth happening through resale and remodel rather than new rooftops. Its parent city keeps expanding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridors around The Cliffs village remain among the most in-demand in the metro.
656,274Las Vegas residents (Census)
350+Sterling Ridge homes (near built-out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Sterling Ridge, supply is structurally thin: ~350 homes on ~120 acres means turnover drives the market, not new construction. That scarcity has historically supported prices through down cycles in The Cliffs village — demand from families targeting Rogich Middle's 10/10 and buyers wanting Red Rock Canyon trail access creates a durable buyer pool that keeps absorption healthy even when the broader Las Vegas market softens.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Sterling Ridge at The Cliffs Score for Livability?
Sterling Ridge scores highest on schools and outdoor access: Sig Rogich Middle School at 10/10, direct Red Rock Canyon trail connection, and Toll Brothers build quality throughout. The honest trade-offs are a non-gated entry and a ~42-day median DOM in ZIP 89135 that rewards decisive buyers. Six categories below, benchmarked to Census, GreatSchools, and MLS data.
- 88A-
Overall Livability
- 96A+
Schools (zoned + charter)
- 78B+
Safety (patrol, low traffic)
- 55C+
Cost of Living
- 90A
Outdoor Access
- 82B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Sterling Ridge Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Cliffs village trades against. ZIP 89135 cards report the most recent available: ~$1.1M median list, ~42 median DOM, and steady resale turnover in a sub-400-home community.
Median List Price
~$1.1M in ZIP 89135, reflecting Toll Brothers quality and view-lot premiums
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~42 median days in ZIP 89135; premium view lots trade faster near 30 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Thin resale volume by design — ~350 total homes means single-digit monthly closings
vs May 2025
Source: Las Vegas REALTORS
The long view: Sterling Ridge 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.
42
DAYS ON MARKET (ZIP 89135)
$1.1M
MEDIAN LIST PRICE
350+
HOMES IN COMMUNITY
< 1 hr
OUR RESPONSE TIME
LIMITED INVENTORY
Get matched with a
Sterling Ridge specialist.
Market Competitiveness
How competitive is the Sterling Ridge at The Cliffs market right now?
Sterling Ridge is a deliberate market: a ~350-home community with thin inventory, high owner-occupancy at 88%, and buyers who research carefully. Premium view lots with unobstructed Red Rock sightlines move near 30 days; interior lots and estate-tier homes above $1.5M move slower. Pre-approved buyers with view-lot analysis in hand win here.
62Selective & Research-Driven
- 42 daysMedian DOM (ZIP 89135)
- $1.1MMedian list price
- 350+Total homes in community
- 88%Owner-occupied households
Is Sterling Ridge Right for You?
Who Should Buy a Home in Sterling Ridge at The Cliffs?
Sterling Ridge isn't one-size-fits-all — it's three phases spanning $800K entry resales to $2M+ estate lots, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to phases, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Sterling Ridge Phase Fits Your Buyer Type?
Families with School-Age Children
- Sig Rogich Middle School zoning — 10/10 per GreatSchools
- Palo Verde High School at 8/10 for the full public pipeline
- Low through-traffic streets inside The Cliffs village
- Direct trail access for after-school and weekend activity
California Relocators
- Zero state income tax versus California's 13.3% top rate
- Mountain-view luxury for $800K–$2M vs. $3M+ in coastal CA
- 10 minutes to Red Rock Canyon — comparable to SoCal hill country
- One-hour flight or four-hour drive from Southern California
Active Lifestyle Buyers
- Direct connection to Summerlin's 150+ mile trail network
- Red Rock Canyon hiking and climbing 10 minutes west
- TPC Summerlin championship golf 10 minutes away
- 300 days of sunshine per year for year-round outdoor living
Luxury Move-Up Buyers
- Toll Brothers craftsmanship at $800K–$2M+ entry
- View-corridor estate lots with Red Rock and mountain sightlines
- Larger floor plans (2,800–5,000 sq ft) than older Summerlin phases
- Howard Hughes master-plan quality protecting long-run values
Long-Hold Investors
- ~350 homes — supply structurally thin, turnover-driven
- Top CCSD zoning sustains a deep, durable buyer pool
- The Cliffs village price appreciation track record
- Watch: Toll Brothers upgrade packages matter in comp selection
Downsizers from Larger Homes
- Single-story and dual-master plans available in Phase 1 resales
- Lower HOA ($200–$400) than guard-gated alternatives
- Downtown Summerlin amenities five minutes away for lock-and-leave
- Red Rock Canyon nearby for active retirement pursuits
Best Fit For
- Families targeting Rogich Middle School — zoned to a 10/10 rated public middle school — the strongest reason most families choose The Cliffs village over adjacent Summerlin neighborhoods.
- California relocators — mountain-view Toll Brothers luxury at $800K–$2M+ versus $3M+ in comparable California hill-country, plus zero state income tax.
- Active lifestyle buyers — direct Summerlin trail access and 10-minute Red Rock Canyon from a neighborhood designed around outdoor living.
- Luxury move-up buyers — Toll Brothers craftsmanship, Red Rock view corridors, and 2,800–5,000 sq ft floor plans under Howard Hughes master-plan discipline.
- Long-hold investors — ~350 homes with top CCSD zoning creates a structurally thin resale supply and a durable buyer pool that protects well-bought positions.
- Buyers who value scarcity — a permanently thin ~350-home community in a master plan with 35 years of demonstrated appreciation and design-standard discipline.
Ready to explore homes in Sterling Ridge at The Cliffs? Our team knows every phase, view corridor, upgrade package, and HOA nuance in The Cliffs village.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) zoning — one of the highest-rated public middle schools in Clark County School District per GreatSchools
- Direct connection to Summerlin's 150+ mile trail network with Red Rock Canyon 10 minutes west
- Toll Brothers luxury construction throughout — consistent quality simplifies resale comparisons and upgrade negotiations
- Howard Hughes Corporation master-plan discipline protecting community quality across all 22,500 acres of Summerlin
- Downtown Summerlin five minutes away — 125+ shops, restaurants, Las Vegas Ballpark, and corporate corridor
- HOA at $200–$400/month is competitive for western Summerlin luxury, well below guard-gated alternatives like The Ridges
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Not guard-gated — buyers requiring 24-hour staffed entry need to look at The Ridges or Red Rock Country Club at higher price points
- Thin resale inventory — with only ~350 homes, the right floor plan and view may surface only once or twice a year
- Toll Brothers finish levels vary across phases — always pull the upgrade history before comparing two listings on price per square foot
- Jumbo financing required for estate-tier homes above $1.5M — budget extra appraisal time for thin comparable pools
- Summer heat peaks at 105°F+ from July through September — factor cooling costs into your monthly carrying-cost model
- HOA reserves must be reviewed in escrow — request the reserve study before you close on any Sterling Ridge property
Phase Comparison
How Do Sterling Ridge's Three Phases Compare?
A like-for-like comparison of Sterling Ridge's three phases — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with ~350 homes total, per-phase market medians would be statistical noise, so we publish entry points instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sterling Ridge Phase 1 | From $800K | n/a* | n/a* | n/a* | Entry resale · Established |
| Sterling Ridge Phase 2 | From $1M | n/a* | n/a* | n/a* | Newer · Updated plans |
| Sterling Ridge Estates | From $1.4M | n/a* | n/a* | n/a* | Estate lots · Premium views |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-phase $/SF, DOM, and listing counts are intentionally omitted — samples inside one phase are too small to be meaningful. ZIP 89135 benchmark: ~42-day median DOM.
Phase Deep Dive
What's Inside Sterling Ridge's Three Phases?
Submarket 1
Sterling Ridge Phase 1
The original phase with mature landscaping and established homes — popular for resale buyers who want move-in ready at the lower end of the Sterling Ridge range. Many homes in Phase 1 have been upgraded by owners since original delivery.
Browse Sterling Ridge Phase 1 homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Sterling Ridge Phase 2
Later-phase homes with updated floor plans and modern finishes — some lots offer premium mountain view corridors. The step up from Phase 1 in both price and design refinement, with select Red Rock sightlines worth a lot-specific premium analysis.
Browse Sterling Ridge Phase 2 homes →$1M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Sterling Ridge Estates
Larger estate-style lots with expanded square footage and upgraded outdoor living spaces — the community's pinnacle tier. View corridors here are the primary value driver, and a proper view analysis (time of day, sightline obstructions) is essential before offering.
Browse Sterling Ridge Estates homes →$1.4M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Cliffs Village — Sterling Ridge in Context
Sterling Ridge sits within The Cliffs village of Summerlin alongside Edgestone at The Cliffs and Talus at The Cliffs — three subdivisions sharing the same Red Rock Canyon views, trail access, and CCSD zoning. Sterling Ridge's Toll Brothers provenance distinguishes it within the village for buyers who prioritize build quality over price.
Browse The Cliffs Village — Sterling Ridge in Context homes →3Phases
350+Total Homes
$800K+Entry Price
10 minTo Red Rock Canyon
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs village
subdivision fits?
BY ZIP CODE
How Does ZIP 89135 (Sterling Ridge / The Cliffs Village) Break Down?
ZIP 89135 spans the western Summerlin villages including The Cliffs, and the table below breaks the ZIP into its real corridors — from Sterling Ridge's estate lots to neighboring subdivisions and the broader village. The spread is meaningful: the same postal code carries $500K town homes and $3M+ custom estates, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Sterling Ridge — Toll Brothers luxury homes ($800K–$2M+) | $800K–$2M+ (plan range) | n/a* | ~42 (ZIP-area) | ~24 (Sterling Ridge tier) | n/a* |
| 89135 | Edgestone at The Cliffs (sibling subdivision) | From $900K | n/a* | ~42 (ZIP-area) | — | n/a* |
| 89135 | Talus at The Cliffs (sibling subdivision) | From $850K | n/a* | ~42 (ZIP-area) | — | n/a* |
| 89135 | The Ridges (guard-gated luxury enclave) | From $2M+ | n/a* | varies | — | n/a* |
| 89135 | Full ZIP 89135 benchmark (all Cliffs village + western Summerlin) | ~$1.1M list | — | ~42 | ~400+ | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Subdivision-level $/SF and year-over-year change are intentionally omitted: enclave-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Sterling Ridge at The Cliffs Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, U.S. Census Bureau, Clark County Assessor, and the community plan record — capture Sterling Ridge faster than any brochure: ~350 Toll Brothers homes, $800K–$2M+ plan range, ~42 median DOM in ZIP 89135, and the 10/10 Rogich Middle School zoning that drives buyer demand.
$1.1M
Approximate median list price in ZIP 89135 for the most recent period, per Las Vegas REALTORS MLS data.
Las Vegas REALTORS
$800K–$2M+
Sterling Ridge's actual plan price range — from Phase 1 entry resales through estate-lot view-corridor homes.
Community plan record
350+
Homes built by Toll Brothers across three phases from 2018 — the permanent community cap as the plan approaches buildout.
Community plan record
42
Median days from list to accepted offer in ZIP 89135 — view-corridor lots trend faster near 30 days.
LVR / GLVAR, June 2026
10/10
Sig Rogich Middle School GreatSchools rating — the highest-rated public middle school zoned to any Summerlin sub-community.
GreatSchools.org
2018
The year Toll Brothers broke ground in Sterling Ridge — delivering consistent luxury finishes throughout every phase.
Community plan record
$180,000+
Average household income inside the community — roughly 2.4x the Clark County median household income.
NREG community plan record
10 min
Drive to Red Rock Canyon National Conservation Area — the most immediate natural-lands access of any Summerlin village.
Drive-time analysis
WHY STERLING RIDGE
Why Does Sterling Ridge at The Cliffs Stand Apart From Its Peers?
Sterling Ridge occupies a niche in western Summerlin — Toll Brothers craftsmanship, Red Rock Canyon sightlines, and Rogich Middle School's 10/10 rating — that no competitor fills at this price. Each advantage below links to the Nevada Revised Statutes, FBI crime data, or Census figures so you can verify every claim.
- GreatSchools.org · CCSD
Sig Rogich Middle School — 10/10
The highest-rated public middle school in Clark County School District per GreatSchools — zoned directly to Sterling Ridge. Families often choose The Cliffs village specifically for this assignment.
- Bureau of Land Management
Direct Red Rock Canyon trail access
Sterling Ridge connects to Summerlin's 150+ mile trail network, with Red Rock Canyon's 195,000-acre conservation area 10 minutes west — the most immediate natural-lands access in the Summerlin village lineup.
- Community plan record
Toll Brothers quality throughout
Every home in Sterling Ridge was built by Toll Brothers under their luxury program — open floor plans, gourmet kitchens, resort-style outdoor spaces. Consistent builder quality simplifies resale comparisons.
- 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 predictable — and far below comparable California mountain-view addresses.
- Howard Hughes Corporation
Howard Hughes master-plan discipline
Summerlin is the gold standard of Las Vegas master planning — Howard Hughes Corporation controls design standards, trail maintenance, and community quality across all 22,500 acres, protecting long-run value.
WHY BUY IN STERLING RIDGE
What Are the Top 10 Reasons to Buy a Home in Sterling Ridge at The Cliffs?
Sterling Ridge's case rests on schools, trails, and Toll Brothers quality: Sig Rogich Middle at 10/10, direct Red Rock Canyon access, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a location five minutes from Downtown Summerlin. Ten sourced reasons follow.
Sig Rogich Middle School — 10/10
Zoned to one of Clark County School District's highest-rated public middle schools — a defining reason families choose The Cliffs village.
GreatSchools.org · CCSD
Direct Red Rock Canyon trail access
150+ miles of Summerlin trail network from your door, with Red Rock Canyon's conservation area 10 minutes west.
Howard Hughes Corporation · BLM
Zero state income tax
Nevada levies no personal income tax — 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 — predictable carrying costs over a long hold.
NRS 361.471
Toll Brothers quality throughout
Every home built under the Toll Brothers luxury program — consistent finishes, open floor plans, gourmet kitchens, and resort outdoor spaces.
Community plan record
Red Rock Canyon views from premium lots
View-corridor lots with unobstructed sightlines to the sandstone formations and Spring Mountains command premiums — and deliver daily.
Community plan record
Competitive HOA for the tier
$200–$400 per month covers master-plan amenities and trail maintenance — below guard-gated alternatives like The Ridges.
Community plan record
Downtown Summerlin five minutes away
125+ shops and restaurants, Las Vegas Ballpark, and Summerlin's corporate corridor — your de facto front yard.
Howard Hughes Corporation
Thin supply supports resale values
~350 homes means inventory stays scarce; the buyer pool for Rogich-zoned Red Rock view homes is deep and durable.
Las Vegas REALTORS, June 2026
Howard Hughes master-plan discipline
Summerlin's 35-year track record of design standards and trail maintenance protects asset values across all 22,500 acres.
Howard Hughes Corporation
New Construction
Who Builds New Homes in and Around Sterling Ridge at The Cliffs?
Sterling Ridge's Toll Brothers phases are sold out — today's market is resale. Buyers wanting new construction in The Cliffs village or adjacent western Summerlin should look at active offerings in nearby villages. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
The same builder profile as Sterling Ridge — best comparables for finishes and upgrades
Family & Mid-Market
Lennar
Broader new-build selection in western Summerlin
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture buyers cross-shop against Toll Brothers resales
Family & 55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing The Cliffs village
Family
Richmond American
Value-oriented new builds for buyers stepping down in price from Sterling Ridge
Outdoor Recreation
What Outdoor Amenities Does Sterling Ridge at The Cliffs Offer?
Sterling Ridge connects directly to Summerlin's 150+ mile trail network, with Red Rock Canyon about 10 minutes west. The Howard Hughes Corporation maintains trails and parks throughout the master plan, usable through 300 days of Nevada sunshine per year.
ADJACENT
The Cliffs Village Park
~8 acresTrails · Picnic · PlayFree
The neighborhood green space at the heart of The Cliffs village — walking trails, picnic areas, open space, and playground equipment minutes from Sterling Ridge.
5 MIN
Fox Hill Park
~20 acresAdventure · Disc Golf · TrailsFree
One of the most popular parks in western Summerlin — adventure playground with zip lines, disc golf course, and trail connections for kids and adults alike.
5 MIN
The Paseos Linear Park
~12 acresWalking trails · Desert gardensFree
A desert-landscape linear park linking The Cliffs and adjacent villages through Summerlin's trail grid — morning runs and evening strolls without crossing a major road.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area managed by the Bureau of Land Management — 13-mile scenic loop, world-class hiking and rock climbing, 10 minutes from Sterling Ridge's western boundary.
5 MIN
Downtown Summerlin
Open-air districtShops · Events · DiningFree
The west valley's shopping, dining, and events hub — Las Vegas Ballpark, farmers markets, seasonal festivals, and 125+ shops and restaurants in the Howard Hughes master plan.
10 MIN
TPC Summerlin
18 holesChampionship golfMember/public tee times
Home of the Shriners Children's Open PGA Tour stop — championship course in the heart of Summerlin, accessible for public tee times and member programs.
DIRECT
Summerlin Trail Network
150+ milesWalking · Running · CyclingFree
Summerlin's interconnected trail system runs directly through The Cliffs village, linking Sterling Ridge to Fox Hill Park, Red Rock Canyon boundary trails, and the broader valley trail grid.
5 MIN
Las Vegas Ballpark
StadiumLive sports · EventsTicketed
Home of the Las Vegas Aviators Triple-A baseball club — an easy walk or short drive through Downtown Summerlin for evening games and weekend events.
The Sterling Ridge Lifestyle
What Does a Weekend in Sterling Ridge at The Cliffs Look Like?
Three rhythms within minutes of your door: a trail run on Summerlin's 150+ mile network connecting to Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management, brunch at Downtown Summerlin five minutes away, and an evening Aviators game at Las Vegas Ballpark — the defining weekend of The Cliffs village.
350+Homes in Community
~120Acres of Desert Living
10 minTo Red Rock Canyon
5 minTo Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour Sterling Ridge at The Cliffs Homes This Weekend?
Open houses in Sterling Ridge are occasional — most sellers prefer private showings in this owner-heavy community where 88% of households own. Set up instant alerts to be notified the moment a Sterling Ridge home schedules an open house, or browse every active listing now and let us arrange a private tour at your convenience.
Quick Answer
What does an HOA cost in Sterling Ridge at The Cliffs?
Budget $200–$400 per month. Those dues cover Summerlin master-plan trail maintenance, community common areas, HOA patrol, and Howard Hughes Corporation's master-plan management fee. Dues are materially lower than guard-gated alternatives: The Ridges typically runs $400–$600 or more. Always request the full resale disclosure package in escrow — current dues, reserve fund balance, and any pending special assessments — before you commit.
Moving to Sterling Ridge at The Cliffs
Should I Move to Sterling Ridge at The Cliffs?
Every month, California households discover that the mountain-view luxury living priced out of reach in the Bay Area or Southern California is attainable in Summerlin. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most relocations.
Why California Buyers Are Choosing Sterling Ridge at The Cliffs
The tax math is straightforward: California's top marginal rate is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year from that one line item. Sterling Ridge adds what coastal luxury communities can't match at the price: Toll Brothers craftsmanship, Red Rock Canyon views, direct Summerlin trail access, and top-rated CCSD schools — all for $800K to $2M+ in a master plan Howard Hughes Corporation has maintained at the highest standard since 1990.
At a $1.5 million budget, Westside Los Angeles buyers are looking at a dated mid-century ranch in a crowded neighborhood. That same budget in Sterling Ridge secures a luxury Toll Brothers home with mountain views, 5,000 square feet, and a resort-style outdoor living space — five minutes from Downtown Summerlin and ten from Red Rock Canyon.
According to Las Vegas REALTORS, the median list price in ZIP 89135 sits around $1.1 million, with Sterling Ridge homes spanning $800K–$2M+. 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 10 minutes from the community gate.
Sterling Ridge residents skew professional and entrepreneurial: community records show average household income above $180,000, an 88% owner-occupancy rate, and a median age of 42 — active families and executives who chose Summerlin for schools, trails, and the Howard Hughes Corporation's track record of sustained master-plan quality. Downtown Summerlin's corporate corridor is five minutes away, Summerlin Hospital Medical Center is ten, and the Strip's resort employment core is twenty.
Cost of Living Snapshot — Sterling Ridge vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax, no vehicle property tax beyond registration, and effective property-tax rates roughly half California's. The category that flips hardest: Red Rock Canyon mountain-view luxury that starts at $800K in Sterling Ridge starts at $3M+ in comparable California hill-country addresses.
| Metric | Sterling Ridge, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$1.1M (Sterling Ridge) | ~$1.3M+ (comparable suburb) |
| Mountain-View Luxury Entry | ~$800K | $2.5M+ (comparable hill-country) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%+ |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Sterling Ridge Rental Market — Rent vs. Own
Executive leases in Sterling Ridge are infrequent — 88% of households own per community records, and with only ~350 homes, rental listings surface rarely. When they do, they command $4,500–$6,500 per month for a 3,000–4,000 sq ft home. Short-term rentals are restricted by HOA rules and Clark County ordinance. For a 5+ year hold, the scarcity and appreciation track record of The Cliffs village reward owners over renters.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Sterling Ridge? Our team specializes in out-of-state relocation — virtual tours, view-lot analysis, HOA document review, upgrade-package comparisons, and closing coordination without repeated flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Sterling Ridge at The Cliffs in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Sterling Ridge 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.
Choose your phase and set a budget
Decide which Sterling Ridge you're buying: $800K Phase 1 entry, $1M–$1.5M Phase 2 with updated plans, or $1.4M+ Estates with premium view lots. Each tier has different financing and appraisal dynamics.
Get pre-approved — tier-aware
Phase 1 and 2 can often finance conventionally; estate-tier homes above the conforming limit require jumbo financing with reserves. Have your lender confirm the appraisal approach for the western Summerlin luxury comparables pool before you tour.
Hire a Sterling Ridge specialist
With ~350 homes and wide upgrade variation, comps demand judgment — view premiums, lot orientation, and Toll Brothers finish-level differences are all real. Work with an agent who tracks every phase.
Tour in person or virtually
Most Sterling Ridge sellers show by appointment. Plan view-analysis visits at multiple times of day for estate lots — Red Rock sightlines shift with sun angle. Virtual tours work well for out-of-state buyers doing an initial screen.
Write and negotiate the offer
Pull the upgrade history before writing — Toll Brothers option packages mean two identical-address homes can differ by $100K+ in finish value. Ask us where each seller actually stands before you write.
Inspection, HOA docs & reserve review
Order the resale disclosure package early: current dues, reserve study, assessment history, and CC&Rs. Western Summerlin inspectors familiar with Toll Brothers construction are worth the extra day to source.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. Jumbo files on estate-tier homes may need extra appraisal time — confirm your lender's comp pull in advance.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register HOA transponders, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Sterling Ridge Economy?
Sterling Ridge runs on a professional economy: executives, physicians, tech professionals, and entrepreneurs who chose Summerlin for schools and lifestyle. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income here above $180,000 — roughly 2.4x the Clark County median.
$180,000+Avg household income, Sterling RidgeNREG community plan record
88%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorOffices, HQs, and retail employment hub
20 minTo the Strip employment coreResort corridor via Summerlin Pkwy → I-15
Top Sterling Ridge / Summerlin-Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes from Sterling Ridge
- Downtown Summerlin corporate & retail corridorOffices, tech companies, and the west side's premier retail employment hub — 5 minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about 10 minutes west
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway
- Clark County School District (west region)Area campuses including Rogich Middle, Palo Verde High, and Vanderburg Elementary
- Howard Hughes CorporationMaster-plan management, development, and corporate offices within the Summerlin plan
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Sterling Ridge at The Cliffs Compare to Summerlin, Henderson & The Ridges?
If you're weighing Sterling Ridge against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sterling Ridge wins on schools and trail access, The Ridges on guard-gated prestige, Henderson on value and safety stats — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Sterling Ridge | The Ridges | Summerlin | Henderson |
|---|---|---|---|---|
| Price Range | $800K–$2M+ (plan) | From $2M+ | $500K–$5M+ | $400K–$3M+ |
| Median List (area) | ~$1.1M (ZIP 89135) | $2M+ (enclave) | ~$728K (citywide) | ~$548K |
| Days on Market | ~42 (ZIP 89135) | Varies (thin) | ~21 | ~21 |
| Guard-Gated | No — HOA patrol | 24-hour staffed gate | Select enclaves | Select enclaves |
| Middle School (top zoned) | Rogich MS — 10/10 | Rogich MS — 10/10 | Rogich MS area | Various 7–9/10 |
| Trail Access | Direct — 150+ mi Summerlin | Direct — 150+ mi Summerlin | Direct — 150+ mi Summerlin | Varies by community |
| New Construction | Sold out — resale only | Limited resale | Active (Summerlin West) | Active (Cadence, Inspirada) |
| Best For | Schools · Trails · Toll Brothers quality | Guard-gated prestige · Trophy estates | Broad selection · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Sterling Ridge income and population figures are community plan-record values; crime and city demographics are Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Sterling Ridge at The Cliffs Cost You Each Month?
A $1.1 million Sterling Ridge purchase runs about $7,900 monthly with 10% down at a 7% rate — covering principal, interest, property tax at ~0.6%, $300 HOA, and PMI — based on the current Freddie Mac weekly rate survey. The tabs below model your payment, compare renting, and break down HOA tiers.
Payment Estimator
Estimate Your Sterling Ridge Payment
$7,908
Estimated Monthly Payment
- Principal & Interest$6,586
- Property Tax$559
- Insurance$150
- HOA$200
- PMI$413
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 Sterling Ridge at The Cliffs right now?
Rental supply inside Sterling Ridge is structurally thin — 88% of households own — so executive leases appear rarely and command firm pricing when they do. For 5+ year holds, the scarcity and school-driven buyer pool tilt decisively toward owning.
OWN (10% DOWN, 7%)
$7,900 / mo
- Principal & Interest
- $6,590
- Property Tax (~0.6%)
- $550
- Homeowners Insurance
- $180
- HOA (community dues)
- $300
- PMI (10% down)
- $280
5-year net cost:~$248,000
Equity built:~$317,000
RENT (MODELED EXECUTIVE LEASE)
$5,500 / mo
- Executive-Home Lease (modeled)
- $5,500
- Renters Insurance
- $35
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$356,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Sterling Ridge home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — the owner builds roughly $317,000 in equity (including the down payment) while the renter exits with none. The Rogich Middle zoning sustains a deep buyer pool that reduces downside price risk relative to comparable Summerlin sub-communities without the same school assignment.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $300/mo HOA, modeled $5,500 executive lease.
HOA Fees by Community
HOA Fees by Property Tier
Every Sterling Ridge home funds Summerlin trail maintenance and community oversight through HOA dues; the exact figure depends on phase and sub-association. Request the full resale disclosure package — dues, reserves, and assessment history — early in escrow.
Phase 1 & 2 Single-Family Homes
$200–$350 / mo
Sterling Ridge Phase 1 & 2
$200–$350
Includes:
Summerlin master-plan trail maintenance, community common areas, HOA patrol, and Howard Hughes management fee
Sub-association fees
Varies by street
Includes:
Some streets carry an additional sub-HOA for landscaping or enhanced common areas — confirm in the resale package
Sterling Ridge Estates
$300–$400 / mo
Estates phase
$300–$400
Includes:
Master-plan dues plus larger-lot maintenance contributions; reserve study particularly important given estate-scale common areas
HOA reserve health
Confirm in escrow
Includes:
Request the reserve study — a well-funded reserve protects against special assessments in a community with estate-scale infrastructure
Due-Diligence Checklist
Request in escrow
Resale disclosure package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and Summerlin master-plan rules
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math before you write
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Sterling Ridge at The Cliffs?
Sterling Ridge sits at the edge of western Summerlin with direct access to W Flamingo Road, the 215 Beltway, and Summerlin Parkway. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Sterling Ridge destinations beat that comfortably.
Drive Times from Sterling Ridge at The Cliffs
- ~5 minDowntown Summerlin (dining & shops)W Flamingo Rd west
- ~10 minRed Rock Canyon NCAW Charleston Blvd west
- ~12 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
- ~25 minDowntown Las VegasUS-95 east via the 215
- ~30 minHarry Reid Intl AirportI-215 south → I-15 south
- ~45 minMt. CharlestonUS-95 north → SR-157
- ~35 minHendersonI-215 east → I-515 south
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 Sterling Ridge at The Cliffs?
Most Sterling Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Estate-tier transactions above $1.5M sometimes need extra appraisal time because the comparable pool in western Summerlin luxury is thin — budget a few extra days for appraisal scheduling and jumbo underwriting if your target is above the conforming loan limit.
Quick Answer
What down payment do you need to buy in Sterling Ridge at The Cliffs?
Most Sterling Ridge buyers put down 10–20%. On an $800K Phase 1 entry home, plan $80,000–$160,000 down for conventional financing. Estate-tier homes above $1.5M typically require a jumbo loan with 20–25% down plus reserves. VA loans allow 0% for eligible veterans — our agents can connect you with lenders who regularly close western Summerlin luxury transactions and know the local appraisal comparable pool.
Sterling Ridge at The Cliffs FAQ — 18 Answers
What Do Sterling Ridge at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Sterling Ridge at The Cliffs?
Sterling Ridge homes span $800,000 to over $2 million, with $1,050,000 as the working median per Las Vegas REALTORS MLS data for ZIP 89135. Premium Red Rock Canyon and Spring Mountains view lots command the upper end; entry-phase resales trade near $800K–$1M. Upgrade packages vary — pull finish histories before comparing listings on price alone.
Who built the homes in Sterling Ridge at The Cliffs?
Toll Brothers developed Sterling Ridge beginning in 2018 under their luxury new-home program. The nationally recognized builder delivered approximately 2,800 to 5,000 square foot homes with open floor plans, gourmet kitchens, and resort-style outdoor living spaces designed to frame the desert landscape. Finish levels and upgrade packages vary home to home, so resale values spread considerably — have our agents pull the upgrade history on any listing before you draw price-per-square-foot conclusions.
Is Sterling Ridge at The Cliffs guard-gated?
No — Sterling Ridge operates within the Summerlin master plan with HOA oversight, maintained common areas, and community patrols rather than a staffed entry gate. Buyers who require 24-hour guard gating usually look at The Ridges or Red Rock Country Club nearby, both at materially higher price points. If gating is a priority, weigh that against Sterling Ridge's lower HOA range of $200 to $400 per month and its exceptional trail and Red Rock access.
What ZIP code is Sterling Ridge at The Cliffs in?
Sterling Ridge sits in ZIP 89135 on the western edge of The Cliffs village in Summerlin. That postal code puts you about 10 minutes from Red Rock Canyon via W Charleston Boulevard, 5 minutes from Downtown Summerlin, and roughly 20 minutes from the Strip via Summerlin Parkway. ZIP 89135 carries strong buyer-recognition in the resale market and consistently commands a price premium within the valley.
What are property taxes like in Sterling Ridge at The Cliffs?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1.1 million Sterling Ridge home that means approximately $5,500–$7,700 per year — a fraction of what a comparable California home carries. Combine that with Nevada's zero state income tax and the savings versus Bay Area or Southern California ownership compound quickly.
What are HOA fees in Sterling Ridge at The Cliffs?
Sterling Ridge homeowners typically pay $200–$400 per month in HOA dues covering common-area landscaping, Summerlin trail maintenance, community amenities, and the master-plan management Howard Hughes Corporation provides. These dues are materially lower than guard-gated alternatives like The Ridges. Request the full resale disclosure package — current dues, reserve fund balance, and any pending assessments — early in escrow to avoid surprises at closing.
What schools serve Sterling Ridge at The Cliffs?
Sterling Ridge is zoned to Clark County School District campuses that rank among Summerlin's strongest: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Doral Academy Red Rock (9/10) and Pinecrest Academy of Nevada (8/10) offer charter alternatives, and The Meadows School and Bishop Gorman High School round out the private tier within easy reach. Always verify zoning for any specific address before writing an offer.
How does Sterling Ridge at The Cliffs compare to other Summerlin villages?
Sterling Ridge competes directly with Edgestone at The Cliffs and Talus at The Cliffs within the same village, plus The Ridges for buyers willing to step up to guard-gated pricing. Sterling Ridge wins on value — $800K entry versus $2M+ at The Ridges — and trail connectivity. Edgestone and Talus share the same Red Rock views and CCSD zoning but offer different floor-plan libraries. Our agents track per-sub-community list and sold data across all three The Cliffs subdivisions and can build a side-by-side before your first tour.
What outdoor recreation is accessible from Sterling Ridge at The Cliffs?
Sterling Ridge connects directly to Summerlin's 150+ miles of trail network, with Red Rock Canyon National Conservation Area about 10 minutes west via W Charleston Boulevard. Fox Hill Park (20 acres, zip lines, disc golf) is minutes away, and The Cliffs Village Park offers walking trails and open space within the neighborhood. TPC Summerlin and Las Vegas National Golf Club are within easy reach for golfers, and Downtown Summerlin's Las Vegas Ballpark adds live entertainment five minutes from your driveway.
Is there new construction available in Sterling Ridge at The Cliffs?
Sterling Ridge's original Toll Brothers phases are sold out, so today's market is resale. Buyers wanting new construction within The Cliffs village should look at adjacent communities or explore active Toll Brothers and other luxury-builder offerings in Summerlin West. Our agents track upcoming inventory across all The Cliffs subdivisions — call (702) 637-1759 to be placed on a priority list for any Sterling Ridge resale that matches your criteria before it hits the open market.
How long do homes stay on the market in Sterling Ridge at The Cliffs?
Homes in ZIP 89135 averaged about 27 days from list to accepted offer per Las Vegas REALTORS MLS data for the most recent sold period. Well-priced Sterling Ridge homes with view corridor premiums and clean finishes tend to move closer to the 30-day mark; estate-tier listings above $1.5 million can take longer as the buyer pool narrows. Pricing strategy and upgrade documentation matter more here than most Summerlin sub-communities — context our team builds before every listing presentation.
What is Nevada versus California tax advantage for Sterling Ridge buyers?
California's top marginal state income-tax rate is 13.3% per the Franchise Tax Board. Nevada levies zero. A dual-income household earning $400,000 saves roughly $40,000 annually from that single line item — enough to fund a substantial mortgage payment upgrade. Pair that with Nevada's 0.5–0.7% effective property-tax rate (versus California's 1.1%+) and the carrying-cost argument for a Sterling Ridge purchase over a comparable California home compounds materially over a five-year hold.
What should I know before buying in Sterling Ridge at The Cliffs?
Four things move real money here. First, view corridors: lots with unobstructed Red Rock or Spring Mountains sightlines command 10–20% premiums — confirm the view from every angle before you offer. Second, upgrade packages: Toll Brothers finish levels vary; pull the original option sheets. Third, HOA reserves: request the reserve study so you know if the fund is healthy. Fourth, comp judgment: with ~350 homes and custom finish variation, call (702) 637-1759 — we pull the right comparables before you write.
Is Sterling Ridge at The Cliffs a good investment?
The Cliffs village has delivered consistent appreciation driven by limited western Summerlin inventory, Red Rock Canyon proximity, and the Howard Hughes Corporation master-plan management that sustains community quality. Sterling Ridge's ~350-home scale means thin resale supply, which historically supports prices during market softening. No investment is without risk — but the combination of scarcity, trail access, and top-tier CCSD zoning makes this one of Summerlin's strongest long-hold propositions below the guard-gated tier.
Can Nevada Real Estate Group help me buy or sell in Sterling Ridge at The Cliffs?
Yes — Nevada Real Estate Group has represented buyers and sellers across Sterling Ridge since the community's earliest Toll Brothers phases. Our agents know lot premiums, view corridors, upgrade histories, and HOA reserve health across The Cliffs village. Call (702) 637-1759 for a same-day consultation, a current comparative market analysis, or to be placed on a priority alert for any Sterling Ridge home before it lists publicly.
What down payment do you need to buy in Sterling Ridge at The Cliffs?
Most Sterling Ridge buyers put down 10–20%. On an $800,000 entry home, plan $80,000–$160,000 down for conventional financing; estate-tier homes above $1.5 million typically require a jumbo loan with 20–25% down plus reserves. VA loans allow 0% for eligible veterans — our agents can connect you with lenders who regularly close Summerlin luxury transactions and know the local appraisal pool.
What does an HOA cost in Sterling Ridge at The Cliffs?
Budget $200–$400 per month for HOA dues covering Summerlin master-plan amenities, trail maintenance, and common-area landscaping. These dues are among the most competitive for western Summerlin luxury — significantly lower than guard-gated alternatives. Always request the full resale disclosure package in escrow: current dues, reserve study, and any pending special assessments.
How long does it take to close on a home in Sterling Ridge?
Most Sterling Ridge purchases close in 30–45 days through a Nevada escrow company. Cash offers can close in 10–14 days. Financed estate-tier transactions sometimes run longer because western Summerlin luxury appraisals require comparables from a thin resale pool — budget a few extra days for appraisal scheduling and jumbo underwriting if your target is above $1.5 million.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Sterling Ridge at The Cliffs?
These are the eight queries Sterling Ridge buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the plan record.
Is Sterling Ridge at The Cliffs part of Summerlin?
Yes — Sterling Ridge is a Toll Brothers luxury subdivision within The Cliffs village of the Summerlin master plan, ZIP 89135, Las Vegas. It sits on the western edge of Summerlin near W Flamingo Road and Cliffs Edge Drive, about 10 minutes from Red Rock Canyon.
What builder built Sterling Ridge at The Cliffs?
Toll Brothers developed Sterling Ridge beginning in 2018, delivering approximately 350+ homes across three phases. The nationally recognized luxury builder is known for open floor plans, gourmet kitchens, and resort-style outdoor living spaces — finishes that set the comp baseline across all three phases.
What middle school is zoned to Sterling Ridge at The Cliffs?
Sig Rogich Middle School — rated 10/10 by GreatSchools and one of the highest-scoring public middle schools in Clark County School District. That assignment is the single most-cited reason families specifically target The Cliffs village over other western Summerlin addresses.
Does Sterling Ridge at The Cliffs have mountain views?
Yes — many lots, especially in Phase 2 and the Estates phase, have view corridors facing Red Rock Canyon and the Spring Mountains. View-lot premiums are real and meaningful: confirm the sightline (and its protection) specifically during due diligence, including reviewing what can be built on adjacent parcels.
How close is Sterling Ridge to Red Rock Canyon?
About 10 minutes via W Charleston Boulevard — one of the closest residential addresses in Las Vegas to the Red Rock Canyon National Conservation Area. Direct trail connections through Summerlin's 150+ mile network extend that access without driving.
Is there new construction in Sterling Ridge at The Cliffs?
No — Sterling Ridge's Toll Brothers phases are sold out, and today's market is resale. Buyers wanting new construction in The Cliffs village should look at adjacent subdivisions or active Toll Brothers and luxury builder offerings elsewhere in Summerlin West.
What is the HOA fee in Sterling Ridge at The Cliffs?
$200–$400 per month depending on phase and sub-association, covering Summerlin master-plan trail maintenance, community common areas, and HOA patrol. These dues are competitive for western Summerlin luxury — well below guard-gated alternatives like The Ridges. Request the reserve study in escrow.
How does Sterling Ridge compare to Edgestone at The Cliffs?
Both are luxury subdivisions within The Cliffs village sharing the same Red Rock views, CCSD zoning, and trail access. Sterling Ridge is a Toll Brothers product (2018+) with three defined phases; Edgestone offers different builders and floor-plan libraries. Our agents can build a side-by-side of both before your first tour — call (702) 637-1759.
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 Toll Brothers communities — the depth behind the team's #1 ranking in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Sterling Ridge at The Cliffs Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a ~350-home luxury community like Sterling Ridge, knowing every phase, view corridor, Toll Brothers upgrade package, and HOA reserve 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 Sterling Ridge at The Cliffs?
Compare Sterling Ridge with neighboring Summerlin villages — Edgestone and Talus in The Cliffs, the broader Summerlin master plan, Henderson, and Las Vegas citywide. Each card pairs the drive time with median price so you can judge whether a different address buys you more home for the same money.
SAME VILLAGE
The Cliffs (full village)
$800K–$2M+
Same Summerlin village
View The Cliffs (full village) →ADJACENT
Edgestone at The Cliffs
From $900K
Adjacent in The Cliffs village
View Edgestone at The Cliffs →A–Z INDEX
Which Sterling Ridge and Cliffs Village Communities Can You Explore A–Z?
Sterling Ridge sits within The Cliffs village of the Summerlin master plan alongside sister subdivisions Edgestone and Talus — all sharing the same Red Rock Canyon views, CCSD zoning, and trail access. Dedicated community pages are listed below; our team can pull current listings, HOA documents, and Toll Brothers upgrade histories for any address on request.
S
- Sterling Ridge Phase 1
- Sterling Ridge Phase 2
- Sterling Ridge Estates
- Summerlin (master plan)
KEEP LEARNING
What Else Should You Read About Sterling Ridge at The Cliffs?
These guides extend the research most Sterling Ridge buyers do next — understanding the broader Summerlin market, weighing western Summerlin villages against one another, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley's two luxury poles compare — useful context for judging The Cliffs village within the western Summerlin story.
Read →MARKET HUB
Summerlin Community Hub
All 22,500 acres of the master plan — villages, builders, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Sterling Ridge at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Sterling Ridge is only ~350 homes, we present ZIP 89135 statistics as area benchmarks — never plan-only claims — and omit phase-level medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP 89135. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master-plan trail network, amenity maintenance, and community design standards. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Clark County School District — School zoning, enrollment, and academic performance across Summerlin CCSD campuses. ccsd.net
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle (10/10), Palo Verde High (8/10), and Vanderburg Elementary (8/10). greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, scenic loop, and recreation access. blm.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for area safety benchmarking. fbi.gov/ucr
- 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