Terra Luna at The Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Terra Luna at The Cliffs at a Glance?

Terra Luna at The Cliffs sits in The Cliffs village of Summerlin (ZIP 89135)—new-construction desert-contemporary homes priced $850K–$1.4M, a ZIP-area median near $950,000 per Las Vegas REALTORS, and access to Summerlin's 150-plus-mile trail network per Howard Hughes Corporation. The takeaways below unpack what makes The Cliffs village distinct from other Summerlin neighborhoods.

• The price range: Terra Luna homes run $850K–$1.4M—new-construction desert-contemporary product in The Cliffs village, five minutes from Downtown Summerlin.
• The location advantage: Red Rock Canyon ten minutes west, Downtown Summerlin five minutes east, Strip twenty minutes via Summerlin Parkway—The Cliffs maximizes both outdoor and urban access.
• Best for: families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10) zoning, outdoor-lifestyle buyers, and California relocators escaping state income tax.
• Trail connectivity: Summerlin's 150-plus-mile trail system links Terra Luna directly to parks, schools, and shopping—no car needed for most daily recreation.
• Do your homework: layered HOA ($110–$260/mo), builder-warranty status on newer homes, and lot-orientation premiums all deserve early diligence.

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

PRICE DISTRIBUTION

How Many Terra Luna-Area Homes Sell in Each Price Range?

Across ZIP code 89135, active listings in June 2026 concentrate in the $700K–$1.5M band—reflecting the Summerlin new-construction premium in The Cliffs village—per Las Vegas REALTORS MLS data. Terra Luna itself runs $850K–$1.4M within that corridor, with closings concentrating in the $900K–$1.1M sweet spot where new-construction specs compete with resale.

Counts reflect active MLS listings in ZIP code 89135 (The Cliffs, Summerlin area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Terra Luna homes concentrate in the $850K–$1.4M range.

SAFETY & CRIME

Is Terra Luna at The Cliffs Safe?

• HOACovenant enforcement and common-area patrolSummerlin master + sub-association
• LVMPDCity of Las Vegas police jurisdictionMetro coverage throughout ZIP 89135
• Low trafficResidential-only street designNo commercial cut-through traffic
• 300 daysSunshine and well-lit streetsNatural surveillance year-round

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

LIVABILITY REPORT CARD

How Does Terra Luna at The Cliffs Score?

Terra Luna earns high marks for schools, outdoor access, and trail connectivity—with honest trade-offs on the longer commute to the Strip versus more central Las Vegas neighborhoods. Below is our six-category report card, the same one our agents walk through with every relocating buyer before a first tour.

• A-

  Grade A-: Safety

  Open-access neighborhood within Summerlin master plan; HOA covenant enforcement and well-lit streets; City of Las Vegas police jurisdiction.

• A

  Grade A: Schools

  Sig Rogich Middle 10/10, Palo Verde High 8/10 per GreatSchools—among the strongest CCSD feeder chains in the valley, plus private options nearby.

• B

  Grade B: Cost of Living

  Entry near $850K for new construction, layered HOA $110–$260/mo—premium for Summerlin but well below comparable coastal California product.

• A

  Grade A: Amenities

  Downtown Summerlin five minutes away, 150-plus-mile trail system out the door, Fox Hill Park and The Paseos Linear Park within the corridor.

• A+

  Grade A+: Outdoor Access

  Red Rock Canyon ten minutes west for hiking, cycling, and climbing; Summerlin trail network connects the neighborhood to parks, schools, and shopping.

• B+

  Grade B+: Commute

  Strip and airport run twenty to thirty minutes—longer than central Las Vegas neighborhoods but offset by proximity to the Downtown Summerlin employment corridor.

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

POPULATION & GROWTH

How Fast Is the Terra Luna Area Growing?

Summerlin itself continues to absorb new rooftops under Howard Hughes Corporation's phased master plan—The Cliffs is one of the later-developed western villages, meaning newer infrastructure and builder product than the original eastern Summerlin villages. Las Vegas city has added roughly 72,000 residents since 2010 per U.S. Census counts, and the 89135 ZIP corridor remains among the most in-demand in the valley.

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

LIVABILITY SCORES

How Does Terra Luna at The Cliffs Score for Livability?

Terra Luna scores highest on outdoor access and schools—Red Rock Canyon ten minutes away, Sig Rogich Middle at 10/10, and Summerlin's 150-plus-mile trail network out the door. Honest trade-offs are entry pricing starting near $850K and Strip/airport commutes running twenty to thirty minutes. Six categories below, benchmarked to Census and GreatSchools data.

• 85A-

  Overall Livability

• 92A

  Schools (zoned CCSD + private)

• 80B+

  Safety

• 52C+

  Cost of Living

• 95A+

  Outdoor Access

• 82B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Terra Luna at The Cliffs 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 Terra Luna trades against. ZIP 89135 median list near $950,000; median days on market 43; desert-contemporary new construction and resale both active.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Terra Luna at The Cliffs Market Right Now?

Terra Luna and the wider ZIP-89135 corridor sit in a balanced-to-moderate seller market: 43 median days on market per Las Vegas REALTORS data, with new-construction releases from Howard Hughes Corporation managing absorption. Well-priced move-in-ready homes and quick-move-in builder specs generate the most competitive offer situations.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-89135 figures cover The Cliffs village and surrounding Summerlin neighborhoods—treat as area benchmark.

Village Comparison

How Does Terra Luna Compare to Other Cliffs and Summerlin Neighborhoods?

A side-by-side of Terra Luna and its closest Summerlin neighbors—entry pricing, lifestyle fit, school zone, and who each suits best—drawn from the community plan record and active-listing data via Las Vegas REALTORS. All sit within The Cliffs village or adjacent Summerlin tiers—the most relevant peer set for buyers narrowing to western Summerlin.

Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-neighborhood $/SF and DOM are omitted where samples are too small to be statistically meaningful.

Neighborhood Deep Dive

What's Inside Terra Luna and The Cliffs Village?

BY ZIP CODE

How Does ZIP Code 89135 Break Down for Terra Luna Buyers?

ZIP code 89135 covers The Cliffs and surrounding Summerlin West villages—a corridor where median list prices run near $950,000 per Las Vegas REALTORS, new construction and established resale both compete, and the school zone (Rogich Middle 10/10) anchors buyer demand above the valley average. Terra Luna sits inside this ZIP, making these figures the most reliable area benchmark available.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Neighborhood-level $/SF and year-over-year change are omitted where sample sizes are too small to be statistically meaningful. Boundaries per Clark County GIS.

WHY TERRA LUNA

Why Does Terra Luna at The Cliffs Stand Apart From Its Peers?

From the trail connectivity to the school zone, Terra Luna occupies a specific niche inside Summerlin. The five advantages below are tied to verifiable sources—Nevada Revised Statutes, CCSD ratings, Howard Hughes Corporation plan data, and BLM acreage records—so you can verify every claim.

1. 1

   The strongest CCSD middle-school feeder in the valley

   Sig Rogich Middle School rates 10/10 per GreatSchools—the highest-rated public middle school in any Summerlin village, and the primary reason families target ZIP 89135 specifically.

   GreatSchools.org / Nevada Report Card
2. 2

   Red Rock Canyon ten minutes west

   No other Summerlin village sits this close to Red Rock Canyon's trailheads—the roughly 195,000-acre BLM conservation area with 30-plus trails and world-class climbing.

   Bureau of Land Management
3. 3

   Summerlin's 150-plus-mile connected trail system

   Howard Hughes Corporation built the trail network into the master plan—Terra Luna connects residents to Fox Hill Park, The Paseos, and the full valley-wide system out the front door.

   Howard Hughes Corporation
4. 4

   Tax-capped carrying costs vs. California

   Nevada levies zero state income tax and caps primary-residence property-tax growth at 3% annually under NRS 361.471—a structural cost advantage over California buyers at this price point.

   Nevada Revised Statutes 361.471
5. 5

   New desert-contemporary product in a mature master plan

   The Cliffs is one of Summerlin's newer village tiers—buyers get brand-new construction quality and energy efficiency within a fully built-out master-plan infrastructure network.

   Howard Hughes Corporation

WHY BUY IN TERRA LUNA

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

Terra Luna's case rests on school quality, outdoor access, and Summerlin master-plan infrastructure: Sig Rogich Middle at 10/10, Red Rock Canyon ten minutes away, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Downtown Summerlin five minutes east. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School — 10/10

   The highest-rated public middle school in any Summerlin village; the single biggest driver of 89135 buyer demand.

   GreatSchools.org

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

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

   NRS 361.471

4. 4

   Red Rock Canyon ten minutes west

   Roughly 195,000 acres of BLM-managed conservation area—hiking, cycling, and climbing out your back door.

   Bureau of Land Management

5. 5

   Summerlin 150-plus-mile trail system

   Howard Hughes Corporation built trail connectivity into the master plan—Fox Hill Park and The Paseos within walking distance.

   Howard Hughes Corporation

6. 6

   Downtown Summerlin five minutes east

   125-plus shops, restaurants, City National Arena, and major employers—the valley's most convenient suburban hub.

   Howard Hughes Corporation

7. 7

   New desert-contemporary architecture

   The Cliffs is one of Summerlin's newer village tiers—modern floor plans, energy-efficient systems, and contemporary finishes.

   Community plan record

8. 8

   Palo Verde High School — 8/10

   One of the top CCSD high schools in the valley; combined with Rogich Middle, the feeder chain is a primary buyer draw.

   GreatSchools.org

9. 9

   Howard Hughes Corporation master-plan infrastructure

   Parks, trails, schools, retail, and employer corridors built into the plan—not added ad hoc—by America's leading master developer.

   Howard Hughes Corporation

10. 10

    California relocation math

    Bay Area or LA households earning $400K save roughly $40,000 per year in state income tax alone after moving to Terra Luna.

    California Franchise Tax Board / Nevada Dept. of Taxation

THIS WEEKEND'S OPEN HOUSES

Can You Tour Terra Luna at The Cliffs Homes This Weekend?

New-construction model homes in The Cliffs village typically hold regular sales-center hours—call our team or the builder's sales office for current availability. Resale open houses follow standard weekend scheduling. Set up instant alerts to be notified the moment a Terra Luna home schedules a showing, or browse every active listing now and let us arrange private tours.

RELOCATION TIMELINE

How to Relocate to Terra Luna at The Cliffs in 8 Steps

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

1. 01

   Define your target: resale or new construction

   Terra Luna offers both—resale single-family homes with established landscaping or brand-new builder product with warranties. Each path has different timelines and contract structures; start by knowing which you prefer.

2. 02

   Get pre-approved for the right tier

   Most Terra Luna purchases run conventional or jumbo financing. At $850K–$1.4M, many buyers stay within the conventional high-balance limit; homes above it need jumbo with reserves. Confirm your tier with a lender before you start touring.

3. 03

   Hire a Terra Luna specialist

   Lot orientation, builder-incentive timing, and HOA layer nuances all matter here. Work with an agent who tracks The Cliffs village actively—our team knows every active listing, builder release, and resale in ZIP 89135.

4. 04

   Tour model homes and resales

   New-construction sales centers hold regular hours; resale showings schedule like standard Las Vegas transactions. Virtual tours work well for out-of-state buyers—we can walk you through builder models remotely before you fly in.

5. 05

   Write and negotiate the offer

   Builder contracts differ materially from Nevada standard resale contracts—review all contingency timelines carefully. On resale, cash and clean terms compete best; financed buyers win with strong pre-approvals and minimal contingencies.

6. 06

   Inspection and HOA due diligence

   Order the full resale package early: master and sub-association dues, reserve study, CC&Rs. For new construction, confirm builder warranty coverage and HOA timing for the specific lot and release phase.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; plan 30-45 days on resale, builder-dependent on new construction. Jumbo files on higher-priced homes sometimes need extra appraisal time—calendar buffer accordingly.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Terra Luna at The Cliffs Economy?

Terra Luna residents tap a diversified professional economy anchored by the Downtown Summerlin corridor five minutes east. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong—and the 89135 ZIP corridor household income runs above $110,000, consistent with Summerlin's educated, professional buyer base.

Top Terra Luna-Area Employers

• Downtown Summerlin corporate and retail corridorFive minutes east—offices, headquarters, and the west side's largest employment hub
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes away
• Howard Hughes CorporationSummerlin's master developer—maintains the master plan, trail system, and real estate development pipeline
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, ten minutes away
• Clark County School District (west region)Area campuses including the Vanderburg/Rogich/Palo Verde feeder chain
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway

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

COMMUNITY COMPARISON

How Does Terra Luna at The Cliffs Compare to Summerlin, Henderson & Las Vegas?

If you are weighing Terra Luna against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Terra Luna wins on school zone and outdoor access, Summerlin broadly on selection, Henderson on citywide safety and newer master plans. Sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Terra Luna income figures estimated from ZIP-89135 corridor records; school ratings per GreatSchools. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Terra Luna at The Cliffs?

Terra Luna sits in Summerlin's western tier—excellent access to Red Rock Canyon, Downtown Summerlin, and the I-215 beltway, with longer commutes to the Strip and airport than central Las Vegas addresses. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data—and most Terra Luna destinations beat that except the airport.

Drive Times from Terra Luna at The Cliffs

• ~5 minDowntown Summerlin (shopping, dining, arena)W Charleston Blvd east
• ~10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• ~15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15
• ~25 minDowntown Las VegasSummerlin Pkwy → US-95
• ~30 minHarry Reid Intl AirportI-215 South
• ~35 minHendersonI-215 South → I-515
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default—Terra Luna sits at Summerlin's western edge, so W Charleston Blvd and Summerlin Parkway handle most daily trips; I-215 connects to the broader valley in fifteen minutes.

• RTC Transit

  Bus routes run the Charleston corridor connecting to Downtown Summerlin—useful for local errands, not for Strip or airport commutes. This is a car-oriented community.

• Cycling & Trails

  Summerlin's 150-plus-mile trail system makes bike commuting to Downtown Summerlin genuinely practical—the trail route is dedicated and paved. Red Rock Canyon's scenic loop is one of the best road rides in the Southwest.

• Rideshare

  Reliable and reasonably priced—airport runs from Terra Luna cost roughly $35–$50 via rideshare, and the service is readily available throughout the Summerlin corridor.

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

Quick Answer

What down payment do I need to buy in Terra Luna at The Cliffs?

Most Terra Luna buyers put down 10–20%. At an $850,000 entry price, plan $85,000 (10%) to $170,000 (20%). Homes priced above the conforming loan limit require jumbo financing—lenders typically want 20% down plus six months of reserves. VA loans allow 0% for eligible veterans. Get pre-approved for the correct financing tier before you tour so you know exactly which builder collections or resale price bands you can write on.

PEOPLE ALSO ASK

What Else Do People Ask About Terra Luna at The Cliffs?

These are the eight queries Terra Luna buyers most often search—answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout The Cliffs village, the Summerlin corridor, and ZIP 89135—the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Terra Luna at The Cliffs?

Compare Terra Luna with neighboring Summerlin villages and Las Vegas communities across the valley. Each card pairs the commute time with median price positioning so you can judge whether a different neighborhood—Summerlin five minutes east, Red Rock Country Club ten minutes away, or Henderson thirty-five minutes southeast—actually buys you more home for your budget.

A–Z INDEX

Which Terra Luna and Cliffs Village Neighborhoods Can You Explore A–Z?

Terra Luna sits within The Cliffs village alongside other Summerlin neighborhoods sharing the same 150-plus-mile trail system and ZIP-89135 school zone. The A–Z entries below orient buyers to the surrounding Cliffs and Summerlin area—our team can pull current listings, builder availability, and resale comps for any of them on request.

Sources & Methodology

Where Does This Terra Luna at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. ZIP-89135 figures cover The Cliffs and surrounding Summerlin West corridor—presented as area benchmarks, never neighborhood-only claims. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master-plan data, trail system mileage, builder community information, and village structure. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data. census.gov/quickfacts
4. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
5. Clark County School District (CCSD) — School zoning for ZIP 89135, feeder patterns, and enrollment data. ccsd.net
6. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
7. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trail access, and recreation data. blm.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios cross-checked against the Nevada Report Card. greatschools.org
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Weekly mortgage-rate survey used in the payment calculator. freddiemac.com/pmms
11. California Franchise Tax Board — California top marginal state income-tax rate of 13.3% used in the Nevada vs. California comparison. ftb.ca.gov

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