The Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About The Cliffs, Summerlin at a Glance?

The Cliffs pairs 1,800+ move-up single-family homes priced $600K–$1.2M with an 89135 ZIP median of $825,000 per Las Vegas REALTORS, 38 median days on market, and Las Vegas city demographics per the U.S. Census. The five takeaways below capture the village's defining advantages and honest trade-offs.

• The location: one of Summerlin South's westernmost villages — 8 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, connected to Summerlin's 200+ mile trail network.
• The price sweet spot: $600K–$1.2M buys 2,200–4,500 sq ft of contemporary architecture in a Howard Hughes Corporation master plan, well below neighboring guard-gated luxury communities.
• Best for: move-up families targeting Sig Rogich Middle (10/10) and Palo Verde High (8/10), California relocators, and professionals who want outdoor lifestyle without a 30-minute commute to everything.
• School excellence: Sig Rogich Middle School is one of the highest-rated middles in Nevada; Palo Verde High anchors the public zone, with The Meadows School (A+) and Bishop Gorman (A+) nearby.
• Do your homework: dual-layer HOA ($125–$300/mo), resale-only inventory (built 2003–2009), and elevated western lots command meaningful premiums — target the right streets with local expertise.

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

PRICE DISTRIBUTION

How Many The Cliffs Homes Sell in Each Price Range?

The Cliffs concentrates activity in the $600K–$1.2M band — the move-up sweet spot of Summerlin South per Las Vegas REALTORS MLS data. Elevated western lots command the strongest premiums, while well-maintained homes in the village core and entry neighborhoods anchor the lower end of the range.

Counts reflect active MLS listings in ZIP 89135 (The Cliffs area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. The Cliffs village spans $600K–$1.2M; above $1.2M, buyers typically cross-shop Red Rock Country Club.

SAFETY & CRIME

Is The Cliffs, Summerlin Safe?

• LVMPDCity of Las Vegas police jurisdictionSummerlin South patrol coverage
• 88%Owner-occupied householdsCommunity plan record — high ownership correlates with neighborhood stability
• Top 10%School quality (Sig Rogich 10/10)High school quality correlates with stable family neighborhoods
• Below avgCrime rate vs Las Vegas citywideSummerlin South 89135 per FBI UCR benchmarks

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community ownership figures per HHC master plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Cliffs, Summerlin Score?

The Cliffs earns top marks for schools, outdoor access, and value-per-dollar in a Howard Hughes Corporation master plan — with honest trade-offs on inventory (resale only) and the 20-minute Strip commute. Below is our category-by-category report card, the same six factors our agents walk through with every relocating buyer before scheduling Cliffs tours.

• A

  Grade A: Schools

  Sig Rogich Middle (10/10) anchors one of Nevada's strongest school zones; Palo Verde High (8/10) and private options The Meadows (A+) and Bishop Gorman (A+) add depth.

• A

  Grade A: Outdoor Access

  Summerlin trail network from the door, Red Rock Canyon 10 minutes west, TPC Las Vegas golf nearby, and 300 days of sunshine annually.

• B+

  Grade B+: Location

  8 minutes to Downtown Summerlin, 10 to Red Rock Canyon, 20 to the Strip — western-edge lifestyle without remote-enclave commutes.

• B+

  Grade B+: Value

  $600K–$1.2M for contemporary elevated homes with mountain views and Summerlin master plan amenities, well below The Ridges and Red Rock CC pricing.

• B

  Grade B: Amenities

  Downtown Summerlin's 125+ shops, City National Arena, and Las Vegas Ballpark all within 8 minutes; community parks and trail network on-site.

• B-

  Grade B-: Cost of Living

  Move-up pricing at $600K–$1.2M plus dual-layer HOA ($125–$300/mo) is a real commitment — offset by Nevada zero income tax and 3% property-tax cap.

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 Cliffs Area Growing?

The Cliffs itself is built out — 1,800+ homes across 380 acres since the plan completed in the late 2000s — with growth happening through renovation and market appreciation 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 Summerlin South's western 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 village separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does The Cliffs Score for Livability?

The Cliffs scores highest on schools and outdoor access — Sig Rogich Middle (10/10), direct trail connectivity to Red Rock Canyon 10 minutes west, and contemporary homes at $600K–$1.2M in a Howard Hughes master plan. The honest trade-offs are a 20-minute Strip commute, resale-only inventory, and dual-layer HOA dues. Six categories below, benchmarked to Census and LVR data.

• 88A-

  Overall Livability

• 92A

  Schools (zoned + private)

• 78B+

  Safety

• 72B

  Cost of Living

• 85B+

  Amenities

• 90A-

  Outdoor Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is The Cliffs, Summerlin 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 trades against. The 89135 ZIP code (The Cliffs' single ZIP) carries a $825,000 median list and a 38-day median days on market, consistent with the broader Summerlin South corridor.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is The Cliffs Real Estate Market Right Now?

The Cliffs is a balanced-to-moderate seller's market — 38-day median days on market in 89135 per Las Vegas REALTORS data, with well-priced move-up homes attracting multiple offers and value-add or overpriced listings sitting longer. Buyers have more negotiating room than in 2022–2023 but cannot lowball quality homes near Red Rock Canyon.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures reflect The Cliffs and adjacent 89135 neighborhoods.

Sub-Neighborhood Comparison

How Do The Cliffs' Four Sub-Neighborhoods Compare?

A like-for-like comparison of The Cliffs' four sub-neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the HHC master plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 1,800+ homes across a single ZIP, per-sub-neighborhood medians are indicative — we publish entry points and character descriptions rather than statistical noise.

Source: Las Vegas REALTORS MLS data plus HHC master plan record, June 2026. ZIP 89135 benchmark: $825K median list, 38-day median DOM.

Sub-Neighborhood Deep Dive

What's Inside The Cliffs' Sub-Neighborhoods?

BY ZIP CODE

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

The Cliffs occupies a single clean ZIP code — 89135 — which makes search and comparison straightforward. The table below breaks ZIP 89135 into its real address tiers, from The Cliffs entry homes to premium view lots and the adjacent ultra-luxury communities that set the neighborhood ceiling. Data per Las Vegas REALTORS MLS.

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

WHY THE CLIFFS

Why Does The Cliffs Stand Apart From Other Summerlin Villages?

From Red Rock Canyon proximity to Nevada's strongest middle school zone, The Cliffs occupies a value niche no other Summerlin South village fills at this price point. The five advantages below tie to verifiable sources — the Nevada Revised Statutes, LVR market data, GreatSchools ratings, and the HHC master plan record — so you can check every claim.

1. 1

   Nevada's #1-rated middle school zone

   Sig Rogich Middle School scores 10/10 per GreatSchools — one of the highest-rated public middles in the state. For families with middle-school-age children, The Cliffs address is an education asset other Summerlin villages at this price point cannot match.

   GreatSchools · Nevada Report Card
2. 2

   Closest Summerlin village to Red Rock Canyon

   Ten minutes to the 195,819-acre Red Rock Canyon National Conservation Area via West Charleston Boulevard — plus direct Summerlin trail network access from the village. The outdoor lifestyle here is a walk or short ride, not just a drive.

   Bureau of Land Management · HHC master plan
3. 3

   Value below ultra-luxury neighbors

   The Ridges starts near $2M; Red Rock Country Club starts near $1.2M. The Cliffs delivers the same western-edge Summerlin location and mountain views at $600K–$1.2M — the sweet spot for move-up buyers who want the lifestyle without the ultra-luxury premium.

   Las Vegas REALTORS, June 2026
4. 4

   Downtown Summerlin walkability at Summerlin's best price

   Eight minutes to 125+ shops, City National Arena (Vegas Golden Knights practice), Las Vegas Ballpark, and Summerlin's dining hub — the same proximity that commands $2M in The Ridges, available at $600K from The Cliffs.

   Howard Hughes Corporation
5. 5

   Tax-capped carrying costs + zero state income tax

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable. California households relocating to The Cliffs typically save $30,000–$60,000 per year in combined state taxes.

   Nevada Revised Statutes 361.471 · CA Franchise Tax Board

WHY BUY IN THE CLIFFS

What Are the Top 10 Reasons to Buy a Home in The Cliffs, Summerlin?

The Cliffs' case rests on school excellence, Red Rock proximity, and move-up value: 1,800+ homes at $600K–$1.2M in a Howard Hughes Corporation master plan, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and the best middle-school zone in Summerlin South. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10)

   One of Nevada's highest-rated public middles — a family address that can't be replicated at this price elsewhere in Summerlin.

   GreatSchools · CCSD

2. 2

   10 minutes to Red Rock Canyon

   The closest established Summerlin village to the 195,819-acre conservation area — trail access, hiking, climbing, and the scenic loop.

   Bureau of Land Management

3. 3

   Zero state income tax

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

   Nevada Department of Taxation

4. 4

   3% property-tax cap

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

   NRS 361.471

5. 5

   Howard Hughes Corporation master plan quality

   Summerlin is the top-selling master-planned community in the U.S. — The Cliffs inherits 380 acres of that infrastructure and covenant protection.

   Howard Hughes Corporation

6. 6

   Value below ultra-luxury neighbors

   $600K–$1.2M delivers western-edge Summerlin views and lifestyle at roughly half the entry cost of The Ridges or Red Rock Country Club.

   Las Vegas REALTORS, June 2026

7. 7

   8 minutes to Downtown Summerlin

   125+ shops, City National Arena, Las Vegas Ballpark, and Summerlin's dining hub — all within a short drive.

   Howard Hughes Corporation

8. 8

   Summerlin trail network connectivity

   200+ miles of trails accessible from the village, connecting to Red Rock Canyon-area hiking and biking.

   Howard Hughes Corporation master plan

9. 9

   88% owner-occupied neighborhood

   High ownership ratio — the community you invest in is overwhelmingly made up of fellow long-term owners, not renters.

   HHC community plan record

10. 10

    Contemporary architecture with renovation upside

    Early-2000s homes at 2,200–4,500 sq ft with transitional architecture — many fully updated, and value-add opportunities for buyers willing to renovate.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Cliffs Homes This Weekend?

Open houses in The Cliffs follow Summerlin South's active seller market cadence — quality homes in the $700K–$1.2M tier often schedule weekend opens within the first week of listing. Set up instant alerts to get notified the moment a Cliffs home opens, or browse every active listing now and let us arrange private showings at your schedule.

RELOCATION TIMELINE

How to Relocate to The Cliffs, Summerlin in 8 Steps

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

1. 01

   Pick your sub-neighborhood and set a budget

   Decide which Cliffs you're buying: $600K entry at Cliffs Entry, $650K–$825K move-up in Cliffs Terrace or Cliffs Village, or $800K–$1.2M elevated view lots in Cliffs Ridge. Each tier carries different lot sizes, renovation levels, and HOA nuances.

2. 02

   Get pre-approved — Summerlin-aware

   The Cliffs price band stays within conventional loan limits for most purchases, making financing simpler than at ultra-luxury neighbors. VA loans are available for eligible veterans. Get a lender-verified letter before touring — Cliffs sellers expect it.

3. 03

   Hire a Cliffs and Summerlin South specialist

   With 1,800+ homes and four sub-neighborhoods, elevation grade and street position matter significantly to value. Work with an agent who knows which western Cliffs Ridge streets have true mountain views versus which are mostly interior-facing.

4. 04

   Tour in person or virtually

   No guard gate means easy touring access. Walk candidate streets at different hours — western-facing homes catch afternoon sun, which matters for summer comfort and pool heating economics. Virtual tours work well for out-of-state buyers; we do many of them for California relocators.

5. 05

   Write and negotiate the offer

   Cliffs homes priced correctly at $700K–$1M often receive multiple offers within days. Know the current inventory position before you write — we'll tell you where each seller actually stands.

6. 06

   Inspection and HOA document review

   Order the dual-layer resale package (Summerlin master HOA + The Cliffs village HOA) early — you want current dues, reserve study, and any special assessments in hand before contingencies expire. Home inspections here focus on roof and HVAC systems, which carry most of the deferred-maintenance risk on 2003–2009 builds.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from accepted offer to funding. Jumbo financing (above conforming limits) adds a few days for appraisal on the upper Cliffs price tier.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), update your Nevada driver's license within 30 days, and register your vehicles within 60. Welcome to Summerlin South — your first Red Rock Canyon hike is 10 minutes away.

ECONOMY & JOBS

What Drives The Cliffs, Summerlin Economy?

The Cliffs runs on a professional and family economy: executives, healthcare workers, and entrepreneurs rather than a single anchor employer. 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 $160,000 — roughly double the Clark County median.

Top The Cliffs Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 12 minutes from The Cliffs
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub, 8 minutes away
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, 10 minutes from The Cliffs
• Howard Hughes CorporationSummerlin master developer with ongoing village development and community management operations
• The Strip resort corridorLas Vegas's hospitality and entertainment employment core, 20 minutes east via Summerlin Parkway
• Clark County School District (Summerlin South region)Area campuses including Sig Rogich Middle, Zel & Mary Lowman ES, and Palo Verde High

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

COMMUNITY COMPARISON

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

Weighing The Cliffs against Summerlin's other villages or Henderson? This side-by-side covers median price, school zone rating, Red Rock proximity, and guard-gate status — updated June 2026. Sources: LVR, the U.S. Census, and FBI UCR. The Cliffs leads on school quality and Red Rock access at the $600K–$1.2M price tier.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Cliffs income and population figures are community plan-record values; citywide demographics are Las Vegas figures — the Census does not tabulate the village separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Cliffs, Summerlin?

The Cliffs sits at the junction of West Charleston Boulevard and the 215 Beltway corridor — the west valley's most efficient arterial grid. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Cliffs residents beat that for their typical destinations.

Drive Times from The Cliffs

• ~8 minDowntown SummerlinW Charleston Blvd north
• ~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 minHarry Reid Intl AirportI-215 south → I-15 south
• ~25 minDowntown Las VegasW Charleston Blvd east
• ~40 minSpring Mountains (Mt. Charleston)US-95 north → SR-157
• ~30 minHendersonI-215 east

Transportation Options

• Driving

  The default mode — West Charleston Boulevard and the 215 Beltway make The Cliffs one of the most efficiently connected Summerlin South addresses. The Summerlin Parkway adds a fast east-west option to the I-15 corridor.

• RTC Transit

  Bus routes run the Charleston Boulevard corridor, but The Cliffs is a driving community — residents should not plan car-free living. The RTC is an option for occasional Strip trips without parking hassle.

• Cycling & Trails

  Summerlin's 200+ mile trail network connects The Cliffs to Red Rock Canyon-area routes — some of the best road cycling and mountain biking in the Southwest, accessible without loading a car.

• Rideshare

  Fast and reliable this close to the core; airport runs cost roughly $25–$40. Rideshare is a practical supplement for Strip evenings when parking and crowds make driving less attractive.

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

Quick Answer

What down payment do you need to buy in The Cliffs, Summerlin?

Most Cliffs buyers put down 5% to 20%. At the $825,000 median, plan roughly $41,250 (5%) to $165,000 (20% to eliminate PMI). The Cliffs price band stays within conventional conforming loan limits for most purchases, keeping financing more straightforward than at ultra-luxury neighbors. VA loans allow 0% down for eligible veterans and active military — a meaningful advantage in a veteran-heavy Las Vegas market. Get lender-verified before touring; Summerlin South sellers expect it.

PEOPLE ALSO ASK

What Else Do People Ask About The Cliffs, Summerlin?

These are the eight queries Cliffs and Summerlin South buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools and CCSD, and community facts from the Howard Hughes Corporation master plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Summerlin South's villages — from The Cliffs entry homes to The Ridges trophy estates — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of The Cliffs, Summerlin?

Compare The Cliffs with neighboring Summerlin villages and adjacent Las Vegas communities. Each card pairs the drive time with price positioning, so you can judge whether a different village or price tier actually buys you more of what you're looking for.

A–Z INDEX

Which The Cliffs Sub-Neighborhoods and Nearby Villages Can You Explore A–Z?

The Cliffs divides into four address tiers — Cliffs Entry ($600K+), Cliffs Terrace ($650K+), Cliffs Village ($700K+), and Cliffs Ridge ($800K+) — with major Summerlin South villages including The Paseos, The Mesa, and Red Rock Country Club nearby. Dedicated sub-neighborhood pages are rolling out; the entries below are indexed alphabetically.

Sources & Methodology

Where Does This The Cliffs, Summerlin Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The Cliffs occupies a single ZIP code (89135), making data cleaner than multi-ZIP communities — but we still distinguish between ZIP-level benchmarks and village-specific plan-record data. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list price, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan record: acreage, home count, establishment date, developer, HOA structure. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Cliffs is not separately tabulated). census.gov/quickfacts
4. Clark County School District — School zoning, enrollment, and performance data for Zel & Mary Lowman ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios — cross-checked against Nevada Report Card. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Bureau of Land Management — Red Rock Canyon National Conservation Area: acreage (195,819 acres), access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

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

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