8/10John C. Vanderburg Elementary
Zoned · CCSD Summerlin (8 min)
K-5750 Students18:1
The Cliffs, Summerlin
Vistara at The Cliffs Homes For Sale
Nevada's #1 team for Vistara at The Cliffs real estate. Search new-construction single-family homes in the elevated Cliffs village of Summerlin, minutes from Red Rock Canyon and Downtown Summerlin.
MEDIAN LIST PRICE (ZIP 89135)
$980K
LVR / GLVAR, June 2026
VISTARA PRICE RANGE
$880K–$1.5M
Community plan record
DAYS ON MARKET (89135)
43
LVR / GLVAR sold data, June 2026
HOA (MASTER + SUB)
$100–$250/mo
Community plan record
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 Vistara at The Cliffs at a Glance?
Vistara at The Cliffs is a contemporary single-family neighborhood in The Cliffs village of Summerlin (ZIP 89135), with homes priced $880K–$1.5M, a benchmark median near $980,000 per Las Vegas REALTORS, 43 median days on market, and Las Vegas city demographics per the U.S. Census. The five takeaways below frame the neighborhood for first-time and relocating buyers.
- The Cliffs village: elevated terrain on Summerlin's western edge, ten minutes from Red Rock Canyon and five minutes from Downtown Summerlin via W Charleston Blvd.
- Master plan pedigree: Howard Hughes Corporation's Summerlin is one of America's best-selling master-planned communities — infrastructure, trails, and schools are built to a different standard.
- Best for: California relocators trading coastal taxes for Nevada's zero, outdoor-oriented families targeting Sig Rogich Middle (10/10) zoning, and move-up buyers wanting new-construction quality.
- Not guard-gated: Vistara is an open-access neighborhood — buyers who want staffed gates in Summerlin compare The Ridges (from $2M) or Red Rock Country Club (from $1.2M).
- Do your homework: confirm dual HOA dues, verify CCSD zoning for the specific address, and run a view-premium comp analysis before writing — call (702) 637-1759.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Vistara at The Cliffs Homes for Sale?
Vistara at The Cliffs is part of The Cliffs village in Summerlin (ZIP 89135); active listings for this neighborhood appear below, updated daily from Las Vegas REALTORS MLS data. Homes range $880K–$1.5M depending on square footage, lot premium, and Red Rock Canyon view orientation. Every active 89135 listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Vistara-Area Homes Sell in Each Price Range?
Across ZIP code 89135 (The Cliffs village and adjacent Summerlin corridors) in June 2026, per Las Vegas REALTORS MLS data, the market concentrates between $750K and $1.5M — reflecting Summerlin's move-up and luxury single-family character. The bands below show where competition concentrates.
Browse Vistara at The Cliffs Listings
How Can You Find a Vistara Home by Type, Lifestyle & Price?
Active listings in and around Vistara at The Cliffs span single-family homes from $880K to $1.5M — each link opens our live Las Vegas MLS search pre-filtered by type or price range, with counts refreshed daily from Las Vegas REALTORS MLS data. Use the directory below to narrow by property type, price band, or lifestyle priority.
Which Cliffs Village Neighborhoods Should You Explore?
The Cliffs village contains several interconnected neighborhoods including Vistara, Terra Luna, and adjacent sections. Each card links to the most relevant hub or live search.
Contemporary · Single-Family
Vistara at The Cliffs
New Construction · Mountain ViewsTerra Luna at The Cliffs
Village · All SectionsThe Cliffs Village (broader)
Guard-Gated · Ultra-LuxuryThe Ridges
Guard-Gated · GolfRed Rock Country Club
Master Plan · All VillagesSummerlin (master plan)
City · Broad SelectionLas Vegas West Valley
By Property Type
By Price Range
Updated daily · 94 active listings · MLS data
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EDUCATION8/10 
9/10
8/10
How Are the Schools for Vistara at The Cliffs?
Schools are the headline strength of a Vistara address: Sig Rogich Middle School is one of the highest-rated public middle schools in Nevada (10/10 per GreatSchools), Palo Verde High School rates 8/10, and private options including The Meadows School and Bishop Gorman are within reach. The cards below map realistic options by level, with drive times.
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-121200 Students19:1
8/10Pinecrest Academy of Nevada
Charter · Summerlin (10 min)
K-12950 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Vistara at The Cliffs Families?
According to GreatSchools.org, Vistara families access one of Las Vegas's strongest school corridors: Sig Rogich Middle School rates 10/10 and Palo Verde High School 8/10, while private options led by Bishop Gorman and The Meadows School round out the choice set. Ratings cross-referenced against the Nevada Report Card; ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | Summerlin · 10 min | $880,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $880,000+ |
| 3 | The Meadows School | Private | PreK-12 | A+ | West valley · 12 min | $880,000+ |
| 4 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $880,000+ |
| 5 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 10 min | $880,000+ |
SAFETY & CRIME
Is Vistara at The Cliffs Safe?
Direct Answer
Yes — Summerlin's established master-plan neighborhoods carry among the lowest crime rates in the Las Vegas Valley, and The Cliffs village benefits from that record. Vistara is open-access without a staffed gate; buyers needing verified-entry security compare The Ridges or Red Rock Country Club. Verify specifics through FBI Uniform Crime Reporting data before writing.
- Crime rate vs Las Vegas citywideSummerlin corridors per FBI UCR data
- City of Las Vegas police jurisdictionMetro coverage for all of Summerlin
- Association rules and CC&RsCommunity standards enforced by master plan
- Access — no staffed gateBuyers wanting gating compare The Ridges
What Buyers Should Know
Summerlin's western edge carries one of the most favorable safety profiles in the Las Vegas Valley. The master plan's design — cul-de-sac street patterns, limited through-traffic, and consistent owner-occupancy above 78% — reduces opportunistic crime below citywide averages. Vistara benefits from that neighborhood character without the staffed-gate premium.
The Cliffs village and the broader ZIP 89135 corridor are established, professional-owner neighborhoods. Incidents run to minor property matters rather than violent crime, at rates buyers can verify through FBI UCR-based tools before writing. For street-level context, our agents walk every block with touring clients.
Buyers who require a staffed gate and roving patrols typically compare The Ridges (from $2M) within Summerlin or Red Rock Country Club (from $1.2M). Vistara trades that security stack for an $880K entry point — roughly $1M less than The Ridges' floor — and the same master-plan amenities, trails, and school zoning.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per the Howard Hughes Corporation master plan record. Last updated June 2026.
Living In
What's It Like Living in Vistara at The Cliffs, Summerlin?
The Answer
Living in Vistara means contemporary desert architecture, five minutes from Downtown Summerlin, and ten minutes from Red Rock Canyon trailheads. The neighborhood sits within the award-winning Summerlin master plan, developed by the Howard Hughes Corporation, with CCSD top-tier school zoning and 150-plus miles of trails connecting the community to every corner of the master plan.
What is Vistara at The Cliffs known for?
Vistara is known for contemporary single-family homes on elevated terrain inside The Cliffs village of Summerlin — combining new-construction quality, Red Rock Canyon proximity, and access to Summerlin's 150-plus-mile trail network at a price point below the master plan's guard-gated enclaves.
Who should live in Vistara at The Cliffs?
California relocators trading state income tax for Nevada's zero, outdoor-oriented families targeting Sig Rogich Middle School (10/10) and Palo Verde High zoning, and move-up buyers who want Howard Hughes Corporation master-plan quality without a guard-gate price premium.
What is daily life like in Vistara?
Mornings on Summerlin's trail network or a quick drive to Red Rock Canyon, errands and dinner at Downtown Summerlin five minutes away, and twenty minutes to the Strip when you want it — with quiet cul-de-sac streets and no through-traffic in between.
Location
Where Is Vistara at The Cliffs
Vistara at The Cliffs sits within The Cliffs village of Summerlin in western Las Vegas (ZIP 89135), on elevated terrain near the western edge of the Howard Hughes Corporation master plan. The neighborhood is bounded by W Charleston Boulevard to the south and benefits from direct trail connectivity throughout Summerlin.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Las Vegas Strip
20
Min
Summerlin Hospital
15
Min
Harry Reid Airport
30
Min
Vistara at The Cliffs
At a Glance$980,000
Median List Price (ZIP 89135)
$880K–$1.5M
Vistara Price Range
43
Days on Market (89135)
$100–$250/mo
HOA Dues (master + sub)
- Setting
- Single-family neighborhood within The Cliffs village, Summerlin
- ZIP Code
- 89135
- Developer
- Howard Hughes Corporation
- Established
- 2000s
- Gate
- Open access (no staffed gate)
- HOA
- $100–$250/mo (master + sub-association)
- Schools
- CCSD — Vanderburg ES / Rogich MS (10/10) / Palo Verde HS (8/10)
- Trail Access
- 150+ miles (Summerlin trail network)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min
- Distance to Red Rock Canyon
- ~10 min
LIVABILITY REPORT CARD
How Does Vistara at The Cliffs Score?
Vistara earns top marks for schools, trail access, and master-plan infrastructure, with honest trade-offs on price relative to non-Summerlin neighborhoods and the lack of a staffed gate. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour.
Grade A: Schools
Sig Rogich Middle (10/10) and Palo Verde High (8/10) are among the best-rated CCSD campuses in the valley per GreatSchools.
Grade A: Outdoor Access
150+ miles of Summerlin trails from the doorstep, Red Rock Canyon ten minutes west, and Fox Hill Park's adventure playground five minutes away.
Grade B+: Amenities
Downtown Summerlin's 125+ shops and restaurants five minutes away; City National Arena and seasonal events round out the lifestyle calendar.
Grade B: Cost of Living
Entry near $880K is a premium proposition — though well below comparable new construction in coastal California, and Nevada's zero income tax offsets the price.
Grade A-: Commute
I-215 Beltway access puts the entire Las Vegas metro within reach; twenty minutes to the Strip, thirty to the airport.
Grade B: Safety
No staffed gate, but Summerlin's established neighborhoods carry low crime rates; benchmark through FBI Uniform Crime Reporting data.
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 Vistara at The Cliffs a good place to live?
Yes — if outdoor access, top-rated schools, and master-plan quality top your list. Vistara pairs contemporary single-family homes with Red Rock Canyon ten minutes west, Sig Rogich Middle School (10/10) zoning, and five minutes to Downtown Summerlin's 125-plus shops and restaurants. The trade-offs are real — entry near $880K, dual HOA dues, and no staffed gate — but for buyers who prioritize the Summerlin lifestyle without a guard-gate price premium, few addresses in the master plan compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Vistara at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Vistara — the parent city holds 656,274 residents with a median household income of $66,820. The ZIP 89135 Summerlin corridor inverts that profile sharply: community records show average household income above $110,000, a median age of approximately 38, and homeownership near 78%.
The Census does not tabulate Vistara or The Cliffs village separately, so citywide figures provide the statistical backdrop — presented honestly as exactly that. Within the neighborhood, our closing data shows a mix of professional families targeting Rogich Middle and Palo Verde High zoning, California relocators attracted by Nevada's zero income tax, and move-up buyers choosing Howard Hughes Corporation master-plan quality over a guard-gate premium.
~38
vs Clark Co 38
$110,000+
vs Clark Co median $74,007
78%
vs Clark Co 59%
$880K
vs Clark Co value $391K
$100–$250/mo
vs guard-gated avg $400+/mo
150+ mi
vs typical LV subdivision 0
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Vistara is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Vistara at The Cliffs Area Growing?
Vistara and The Cliffs village are largely built out, with growth happening through adjacent phases and remodels rather than major new rooftops in this specific neighborhood. The parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the western Summerlin corridors around The Cliffs remain among the most sought-after in the city.
656,274Las Vegas residents (Census)
$880K+Vistara entry price point
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside The Cliffs village, supply is structurally constrained by the master plan boundaries and Howard Hughes Corporation's long-term pacing strategy. That controlled release is one reason Summerlin homes have historically held value well through cycles — the master developer manages inventory rather than flooding the market. ZIP 89135 benefits from this discipline.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. 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 Vistara at The Cliffs Score for Livability?
Vistara scores highest on schools, outdoor access, and master-plan infrastructure: Sig Rogich Middle School at 10/10, Red Rock Canyon ten minutes west, and Howard Hughes Corporation's Summerlin master-plan quality throughout. The honest trade-offs are a $880K+ entry price point and the absence of a staffed gate. Six categories below, benchmarked to Census and GreatSchools data.
- 88A-
Overall Livability
- 93A
Schools (zoned + private)
- 70B
Safety (open access)
- 52C+
Cost of Living
- 90A
Outdoor Access
- 85B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Vistara 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 Summerlin's pricing moves against. ZIP 89135 corridor benchmarks for Vistara: $980,000 median list price, 43 median days on market, and a $880K–$1.5M active price range.
Median List Price
$980,000 ZIP 89135 median benchmark per LVR, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
43 median days in the 89135 corridor; view-premium homes price-sensitive
vs May 2025
Source: Las Vegas REALTORS
Price Range
$880K–$1.5M depending on square footage, lot premium, and mountain-view orientation
vs May 2025
Source: Las Vegas REALTORS
The long view: Vistara 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.
43
DAYS ON MARKET (89135)
$980K
MEDIAN LIST (89135)
$880K–$1.5M
VISTARA PRICE RANGE
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Summerlin specialist.
Market Competitiveness
How competitive is the Vistara at The Cliffs market right now?
The ZIP 89135 market is measured and selective at the $880K–$1.5M tier. Accurately priced homes with mountain views move in under 30 days; homes without view premiums or priced above market can sit at 60-plus days. Spring season tightens the market meaningfully — buyers who get pre-approved and tour early in the season are better positioned.
58Measured & Selective
- 43 daysMedian DOM — ZIP 89135
- $980KMedian list price — ZIP 89135
- $880K–$1.5MVistara price range
- $100–$250Monthly HOA dues
Is Vistara at The Cliffs Right for You?
Who Should Buy a Home in Vistara at The Cliffs?
Vistara isn't one-size-fits-all — it's a contemporary neighborhood that rewards specific buyer types. The $880K–$1.5M range, open-access streets, Rogich Middle zoning, and Red Rock Canyon proximity define who thrives here. Six buyer profiles below, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit Vistara at The Cliffs?
Families with School-Age Children
- Sig Rogich Middle School (10/10) zoning per GreatSchools
- Palo Verde High School (8/10) zone
- Fox Hill Park's adventure playground five minutes away
- Trail network connecting to schools without driving
California Relocators
- Zero Nevada state income tax vs 13.3% California top rate
- 3% annual property-tax cap under NRS 361.471
- New-construction quality at a fraction of Westside pricing
- Our relocation team handles virtual tours and comparable analysis
Outdoor Lifestyle Buyers
- Red Rock Canyon NCA ten minutes west
- 150+ miles of Summerlin trails from the doorstep
- TPC Summerlin and Bear's Best golf within fifteen minutes
- Mt. Charleston skiing and hiking forty-five minutes away
Move-Up Buyers from Las Vegas
- Contemporary desert architecture newer than most LV alternatives
- Master-plan infrastructure and amenities that resale-only neighborhoods lack
- Howard Hughes Corporation's long-term master-plan management
- Controlled supply pace that protects resale values
Summerlin Buyers Under $2M
- Same master-plan amenities as The Ridges at $880K vs $2M entry
- Rogich Middle (10/10) and Palo Verde HS zoning at a non-gated premium
- Five minutes to Downtown Summerlin vs fifteen from far-west villages
- Saves $1M+ versus The Ridges while sharing the same trail network
Long-Hold Investment Buyers
- Howard Hughes Corporation controls supply pacing — not speculative builders
- Historic Summerlin appreciation through multiple cycles
- California migration tailwind continues driving move-up demand
- Top-rated school zoning is a permanent occupancy-driver
Best Fit For
- Families with school-age children — Sig Rogich Middle School (10/10) and Palo Verde High (8/10) zoning, trails connecting to schools, and Fox Hill Park five minutes away.
- California relocators — zero state income tax, 3% primary-residence property-tax cap, and contemporary new-construction quality at a fraction of Westside pricing.
- Outdoor lifestyle buyers — Red Rock Canyon ten minutes west, 150-plus Summerlin trail miles, and TPC Summerlin golf within fifteen.
- Move-up buyers from Las Vegas — Howard Hughes Corporation master-plan infrastructure and controlled supply that protects long-run resale values.
- Summerlin buyers under $2M — the same amenities and school zoning as The Ridges enclaves at roughly half the entry price — without a staffed gate.
- Long-hold investors — master-plan supply discipline, a top-rated school-zoning occupancy driver, and a California migration tailwind that has historically supported Summerlin appreciation.
Ready to explore homes in Vistara at The Cliffs? Our team knows every section of The Cliffs village, every view-premium lot tier, and the current Summerlin West new-construction pipeline.
Start Your Home SearchPros
- Howard Hughes Corporation's Summerlin master plan — one of America's best-selling communities — backstops every dollar invested
- Sig Rogich Middle School (10/10 per GreatSchools) is one of Nevada's highest-rated public middle schools
- Red Rock Canyon National Conservation Area — 195,000 BLM-managed acres — is ten minutes from the driveway
- 150-plus miles of Summerlin trails connect directly to parks, schools, Downtown Summerlin, and the canyon corridor
- Zero Nevada state income tax plus a 3% primary-residence property-tax cap under NRS 361.471
- Entry near $880K undercuts guard-gated Summerlin peers (The Ridges from $2M, Red Rock CC from $1.2M) while sharing the same trail network
- Five minutes to Downtown Summerlin's 125-plus shops, restaurants, and City National Arena
Honest Considerations
- No staffed gate — buyers who require 24/7 verified-entry security must compare The Ridges or Red Rock Country Club
- Entry near $880K requires jumbo financing above the conforming limit for most buyers — budget reserves accordingly
- Dual HOA dues ($100–$250/mo) cover both the Summerlin master association and the neighborhood sub-association
- Most available homes are resale — buyers wanting brand-new construction need to look at adjacent Summerlin West phases
- View-premium lots (Red Rock Canyon mountain views) carry meaningful price premiums that require careful comp analysis
- Extreme summer heat — 105°F+ stretches July through September, like all of the Las Vegas Valley
Village Comparison
How Does The Cliffs Village Compare to Other Summerlin Communities?
A side-by-side of The Cliffs village sections against Summerlin's other prominent neighborhoods — entry pricing, lifestyle fit, and who each suits — drawn from the master plan record and active-listing data via Las Vegas REALTORS. Note: individual section medians within The Cliffs are too thin to publish meaningfully, so we show plan-range entry points.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Vistara at The Cliffs | $880K–$1.5M | n/a* | 43 | n/a* | Contemporary · Outdoor access |
| Terra Luna at The Cliffs | $900K–$1.6M | n/a* | n/a* | n/a* | New construction · Views |
| The Ridges | From $2M | n/a* | n/a* | n/a* | Guard-gated · Ultra-luxury |
| Red Rock Country Club | From $1.2M | n/a* | n/a* | n/a* | Guard-gated · Golf community |
| The Paseos | From $450K | n/a* | n/a* | n/a* | Family · Value in Summerlin |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record and Howard Hughes Corporation master plan documentation, June 2026.
Village Deep Dive
What's Inside The Cliffs Village and Neighboring Summerlin Communities?
Submarket 1
Vistara at The Cliffs
Contemporary single-family homes on elevated terrain, ten minutes from Red Rock Canyon, five from Downtown Summerlin. Open-access neighborhood with top CCSD zoning at an accessible entry point.
Browse Vistara at The Cliffs homes →$880K+Median Price
43Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Terra Luna at The Cliffs
Adjacent section of The Cliffs village with newer phases and strong mountain-view orientations — compare view premiums carefully between the two when cross-shopping.
Browse Terra Luna at The Cliffs homes →$900K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
The Ridges
Summerlin's most exclusive guard-gated enclave with Bear's Best Las Vegas golf — the premium alternative for buyers who require staffed-gate security and maximum privacy.
Browse The Ridges homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Red Rock Country Club
Guard-gated Summerlin community with two Arnold Palmer courses — the mid-range alternative between Vistara's open-access and The Ridges' ultra-luxury pricing.
Browse Red Rock Country Club homes →$1.2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Paseos
Popular family-oriented Summerlin village with excellent parks and school access at a more accessible price point than The Cliffs corridor.
Browse The Paseos homes →$450K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
The Cliffs Village — Summerlin's Western Edge
The Cliffs is Summerlin's most elevated village — contemporary homes on higher terrain, closest to Red Rock Canyon, with dramatic valley and mountain views. Vistara and Terra Luna are the two signature neighborhoods; both sit inside Howard Hughes Corporation's master plan with access to the 150-plus-mile trail network.
Browse The Cliffs Village — Summerlin's Western Edge homes →10 minTo Red Rock Canyon
5 minTo Downtown Summerlin
150+Miles of Summerlin Trails
10/10Rogich Middle School
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Summerlin
village fits?
BY ZIP CODE
How Does ZIP Code 89135 (Summerlin West / The Cliffs) Break Down?
ZIP code 89135 covers The Cliffs village and surrounding Summerlin West corridors. The table below breaks the ZIP into its real segments, from Vistara's single-family tier to the broader Summerlin West resale market. Prices vary significantly by view orientation, community, and proximity to Red Rock Canyon access.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Vistara at The Cliffs (single-family, contemporary) | $880K–$1.5M | n/a* | 43 (ZIP benchmark) | n/a* | n/a* |
| 89135 | Terra Luna at The Cliffs (adjacent section) | $900K–$1.6M | n/a* | varies | n/a* | n/a* |
| 89135 | The Ridges (guard-gated, ultra-luxury) | From $2M | n/a* | slower | n/a* | n/a* |
| 89135 | Summerlin West broader corridor (all segments) | $980K benchmark list | — | 43 | varies | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Section-level $/SF and year-over-year change intentionally omitted — sub-community samples are too small to be meaningful. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Vistara at The Cliffs Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Bureau of Land Management — capture Vistara at The Cliffs faster than any brochure: $880K–$1.5M homes, a $980K ZIP benchmark, 43 median days on market, and Red Rock Canyon ten minutes west.
$880K–$1.5M
Vistara at The Cliffs price range — where a specific property lands depends on square footage, lot premium, and mountain-view orientation.
Community plan record
$980K
Median list price benchmark for ZIP code 89135 (Summerlin West / The Cliffs corridor), June 2026.
Las Vegas REALTORS
43
Median days from list to accepted offer across the ZIP 89135 benchmark, past sold data.
LVR / GLVAR, June 2026
10 min
Drive to Red Rock Canyon National Conservation Area — 195,000 BLM-managed acres of hiking, climbing, and scenic desert.
Bureau of Land Management
150+
Miles of Summerlin trails accessible from Vistara, connecting to parks, schools, Downtown Summerlin, and canyon access.
Howard Hughes Corporation
$100–$250
Monthly HOA dues covering the Summerlin master association and the neighborhood sub-association combined.
Community plan record
10/10
Sig Rogich Middle School GreatSchools rating — one of the highest-rated public middle schools in Nevada and the zoned campus for Vistara addresses.
GreatSchools.org
0%
Nevada state income tax rate — versus California's 13.3% top marginal rate, a five-figure annual savings for relocating households.
Nevada Department of Taxation
WHY VISTARA AT THE CLIFFS
Why Does Vistara at The Cliffs Stand Apart From Its Peers?
From Red Rock Canyon access to the nation's top-ranked master plan, Vistara occupies a specific niche in the Summerlin market. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, GreatSchools data, Bureau of Land Management, and the Howard Hughes Corporation master plan — so you can verify every claim.
- Howard Hughes Corporation / summerlin.com
America's top master-planned community
Howard Hughes Corporation's Summerlin is consistently ranked among the best-selling master-planned communities in the United States — $880K in Vistara buys into that infrastructure.
- GreatSchools.org
Sig Rogich Middle School (10/10)
One of the highest-rated public middle schools in Nevada is the zoned campus for Vistara addresses — a concrete, verifiable education advantage.
- Bureau of Land Management
Red Rock Canyon in ten minutes
195,000 acres of conservation land, world-class hiking and climbing, and a 13-mile scenic loop — ten minutes from your driveway, managed by the Bureau of Land Management.
- 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 California.
- Howard Hughes Corporation / summerlin.com
150-plus-mile trail network at the doorstep
Summerlin's internal trail system connects Vistara to parks, schools, Downtown Summerlin, and the Red Rock Canyon access corridor — rare connectivity in any U.S. suburb.
WHY BUY IN VISTARA AT THE CLIFFS
What Are the Top 10 Reasons to Buy a Home in Vistara at The Cliffs?
Vistara's case rests on master-plan pedigree, schools, and Red Rock Canyon access: property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, Sig Rogich Middle (10/10), and ten minutes to Red Rock Canyon. Ten sourced reasons follow.
America's top master-planned community
Howard Hughes Corporation's Summerlin — 22,500 acres, 150-plus-mile trails, Downtown Summerlin — is the infrastructure backstop for every Vistara dollar spent.
Howard Hughes Corporation
Zero state income tax
Nevada levies no personal income tax — four- to five-figure annual savings for California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute.
NRS 361.471
Sig Rogich Middle School (10/10)
One of Nevada's highest-rated public middle schools is the zoned campus per GreatSchools — a concrete differentiator.
GreatSchools.org
Red Rock Canyon in ten minutes
195,000 BLM-managed acres of hiking, climbing, and the 13-mile scenic loop — a ten-minute drive.
Bureau of Land Management
150+ miles of trails from the doorstep
Summerlin's trail network threads every neighborhood, park, school, and shopping hub in the master plan together.
Howard Hughes Corporation
Downtown Summerlin in five minutes
125-plus shops, restaurants, City National Arena, and regular events — effectively Vistara's front porch.
Howard Hughes Corporation
Contemporary single-family architecture
Desert-contemporary floor plans with energy-efficient systems and open layouts designed for the modern Las Vegas lifestyle.
Community plan record
Private school access
Bishop Gorman High School and The Meadows School — two of Nevada's top private campuses — are within fifteen minutes.
GreatSchools.org
Non-gated value vs Summerlin luxury peers
Entry near $880K undercuts The Ridges (from $2M) and Red Rock Country Club (from $1.2M) while sharing the same master-plan amenities, trails, and school zoning.
LVR MLS comparables
New Construction
Who Builds New Homes in and Around Vistara at The Cliffs?
Vistara at The Cliffs was developed in the 2000s and most available homes today are resale. Adjacent sections of The Cliffs village and other Summerlin West villages continue to see new phases, however. National builders operating in the broader Summerlin corridor include Toll Brothers, Lennar, and Tri Pointe Homes — incentives change monthly, so verify current offers before writing.
Luxury & Move-Up
Toll Brothers
Luxury new construction closest in character to Vistara resale
Family & Mid-Market
Lennar
Broadest new-build selection near The Cliffs village
Design-Forward Move-Up
Tri Pointe Homes
Contemporary architecture that buyers compare against Vistara resales
Family & Move-Up
Pulte Homes
Established Summerlin builder with consistent quality
Family
Richmond American
Value-oriented new builds when budget targets entry Summerlin pricing
Outdoor Recreation
What Outdoor Amenities Does Vistara at The Cliffs Offer?
The Cliffs village sits at Summerlin's western edge — closest to the natural landscape that makes this master plan exceptional. The trail network connects directly to Red Rock Canyon access corridors, and the Bureau of Land Management's 195,000-acre conservation area is ten minutes away, accessible through 300 days of Nevada sunshine.
IN-COMMUNITY
Summerlin Trail System
150+ milesWalking · Biking · RunningFree (Summerlin)
The master plan's signature amenity: 150-plus miles of paved and natural-surface trails connecting Vistara to parks, schools, Downtown Summerlin, and the Red Rock Canyon access corridor.
5 MIN
The Paseos Linear Park
~12 acresTrails · GardensFree
Desert gardens and walking trails along a linear greenway in The Paseos village — a peaceful alternative to Summerlin's busier recreational parks.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golfFree
One of Summerlin's most popular parks — an adventure playground with zip lines, a disc golf course, picnic areas, and trail connectivity for the whole family.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The master plan's retail and entertainment hub — farmers markets, seasonal festivals, City National Arena events, and the valley's best open-air dining corridor.
10 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Climbing · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class sandstone climbing, and dozens of trail systems managed by the Bureau of Land Management.
15 MIN
Summerlin Golf Corridor
Multiple coursesGolfVarious
TPC Summerlin (host of the Shriners Hospitals for Children Open), Bear's Best Las Vegas, and Las Vegas National Golf Club are all within fifteen minutes of Vistara.
45 MIN
Mt. Charleston
316,000 acresHiking · Winter sportsFree
The Spring Mountains — skiing in winter, alpine hiking in summer, and the most dramatic temperature change in Southern Nevada just forty-five minutes from the gate.
The Vistara at The Cliffs Lifestyle
What Does a Weekend in Vistara at The Cliffs Look Like?
Three moods within fifteen minutes of home: a morning run on Summerlin's trail network connecting to canyon approaches, brunch at Downtown Summerlin five minutes away, and an afternoon on the 13-mile Red Rock Canyon scenic loop — with roughly 195,000 acres of BLM conservation land per the Bureau of Land Management starting ten minutes from your driveway.
150+Miles of Summerlin Trails
10 minTo Red Rock Canyon
5 minTo Downtown Summerlin
300Sunny Days Per Year
THIS WEEKEND'S OPEN HOUSES
Can You Tour Vistara at The Cliffs Homes This Weekend?
Open houses in Vistara happen primarily on weekends in spring season — the market's most active window. Set up instant alerts to get notified the moment a Vistara home schedules an open house, or browse every active listing now and let us arrange a private showing coordinated around your schedule, including virtual tours for out-of-state buyers.
Quick Answer
What are HOA fees in Vistara at The Cliffs?
Budget $100–$250 per month in Vistara, covering both the Summerlin master association and the neighborhood sub-association. Master association dues fund the 150-plus-mile trail network, parks, and community infrastructure. Sub-association dues cover neighborhood-specific landscaping and common areas. Request the full resale package — current dues, reserve study, and assessment history — early in escrow. Our team flags any HOA concerns before you waive contingencies.
Moving to Vistara at The Cliffs
Should I Move to Vistara at The Cliffs?
Every month, California households discover that new-construction single-family 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 Vistara at The Cliffs
The tax math is direct: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $43,000 per year in state income taxes alone after establishing Nevada residency. Vistara at The Cliffs adds what coastal new-construction communities can't replicate at the price: contemporary desert architecture, ten minutes from Red Rock Canyon, a 3% primary-residence property-tax cap under NRS 361.471, and five minutes from Downtown Summerlin's 125-plus shops and restaurants.
At a $1.2 million budget, Westside Los Angeles buyers are looking at a dated bungalow on a small lot. That same budget in Vistara at The Cliffs secures a contemporary single-family home with mountain views, a three-car garage, and access to 150-plus miles of Summerlin trails — five minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, ZIP 89135 homes benchmark near $980,000 median list price. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area about ten minutes west of Vistara.
Vistara residents plug into the Summerlin professional economy: average household income in the ZIP 89135 corridor exceeds $110,000 per community records, with the Downtown Summerlin corporate and retail corridor five minutes away, Summerlin Hospital Medical Center ten minutes north, and the Strip's resort employment core about twenty minutes east. The I-215 Beltway places the entire metro within commuting range.
Cost of Living Snapshot — Vistara at The Cliffs vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is housing: contemporary new construction that starts near $880K in Vistara commands $2M+ in comparable Westside or Silicon Valley neighborhoods.
| Metric | Vistara at The Cliffs, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Home Price | ~$880K (new construction) | $1.5M+ (comparable new build) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| HOA | $100–$250/mo (master + sub) | $300–$700/mo (comparable HOA) |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Vistara at The Cliffs Rental Market — Rent vs. Own
Rental supply in Vistara is structurally thin: homeownership runs at approximately 78% per community records, and the neighborhood's new-construction character attracts buyers, not landlords. Short-term rentals are regulated by the City of Las Vegas. For buyers with a 5-plus-year horizon, Summerlin's long-run appreciation track record and the master plan's supply controls make ownership the dominant choice over leasing.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Vistara at The Cliffs? Our team specializes in out-of-state relocation — virtual home tours, HOA-document review, comparable-sales analysis, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Vistara at The Cliffs in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Vistara 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.
Define your Cliffs village priorities
Decide what matters most: Red Rock Canyon views, trail access, school zoning, or proximity to Downtown Summerlin. Each priority points to a different section of The Cliffs and a different price tier within the $880K–$1.5M range.
Get pre-approved for jumbo if needed
Homes above the conforming loan limit need jumbo financing with reserves — common at $1M+ in Vistara. Have your lender issue a tier-aware pre-approval before touring so your offer is competitive from day one.
Hire a Summerlin specialist
View premiums, HOA sub-association tiers, and lot positioning vary materially across The Cliffs — work with an agent who tracks every section. Call (702) 637-1759 to be connected with our Summerlin team.
Tour in person or virtually
Out-of-state buyers: our team provides video walkthroughs with live commentary. In-person buyers: schedule showings with enough time to walk the lot lines and evaluate mountain-view angles — they affect price meaningfully.
Write and negotiate the offer
Spring Summerlin is competitive; view-premium homes attract multiple offers. Clean terms and a verified pre-approval carry weight. Ask us where the seller actually stands before you write.
Inspection and HOA document review
Order the HOA resale package in the first week of escrow: dues, reserve study, assessment history, CC&Rs. Nevada's 30-45-day closing window gives you time to review before contingency deadlines.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Jumbo files may need extra appraisal time if comparable Cliffs sales are thin in the prior 90 days.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, LVVWD), activate Summerlin trail passes and park access, then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60 days of establishing residency.
ECONOMY & JOBS
What Drives the Vistara at The Cliffs Economy?
Vistara's household profile runs professional and executive — average income above $110,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, anchored by healthcare, hospitality, technology, and a growing corporate corridor along the I-215 Beltway accessible from Summerlin in minutes.
$110,000+Avg household income, ZIP 89135 corridorNREG community plan record
78%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorOffices, headquarters, and retail employment
20 minTo the Strip resort employment coreVia Summerlin Pkwy and I-15
Top Vistara at The Cliffs Area Employers
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes from Vistara
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes away
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about fifteen minutes east
- The Las Vegas Strip resort corridorThe metro's hospitality and entertainment employment core, approximately twenty minutes from Vistara
- Clark County School District (west region)Area campuses including Sig Rogich Middle School and Palo Verde High School zone
- Howard Hughes CorporationSummerlin's master developer employs planning, construction, and property management professionals within the master plan
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Vistara at The Cliffs Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Vistara against the valley's other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Vistara wins on trail access and school zoning, Summerlin broadly on new-construction depth, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Vistara / The Cliffs | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Entry Price | ~$880K (Vistara) | ~$350K | ~$450K | ~$400K |
| Median List Price (area) | $980K (ZIP 89135) | $476K | $728K | $548K |
| Days on Market | 43 (ZIP 89135) | 20 | 21 | 21 |
| Top-Rated Middle School | Sig Rogich 10/10 | Varies | Sig Rogich 10/10 (zoned for parts) | 8–9/10 select campuses |
| Red Rock Canyon Access | 10 min | 20–30 min | 15–20 min | 35+ min |
| Guard-Gated | No (open access) | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| New Construction | Limited resale + adjacent phases | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Trails · Schools · Canyon access | Selection · Urban · Investors | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Vistara figures are community plan-record values and ZIP 89135 benchmarks; city demographics are Las Vegas citywide — the Census does not tabulate Vistara or The Cliffs village separately. Last updated June 2026.
Cost of Ownership
What Will Vistara at The Cliffs Cost You Each Month?
A $980,000 Vistara purchase runs about $7,200 monthly with 10% down at 7% per Freddie Mac's rate survey — including the HOA dues every Summerlin master-plan home carries. The tabs below model your payment, compare renting, and budget HOA tiers for Vistara's dual-association structure.
Payment Estimator
Estimate Your Vistara at The Cliffs Payment
$7,084
Estimated Monthly Payment
- Principal & Interest$5,868
- Property Tax$498
- Insurance$150
- HOA$200
- PMI$368
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 Vistara at The Cliffs right now?
Rental supply inside Vistara is thin — 78% of households own — so executive leases command firm pricing when they appear. For 5-plus-year holds, Summerlin's appreciation track record and Howard Hughes Corporation's controlled supply pacing tilt the math toward ownership.
OWN (10% DOWN, 7%)
$7,106 / mo
- Principal & Interest
- $5,871
- Property Tax (~0.6%)
- $490
- Homeowners Insurance
- $195
- HOA (master + sub-association)
- $175
- PMI (10% down)
- $375
5-year net cost:~$213,000
Equity built:~$296,000
RENT (MODELED EXECUTIVE LEASE)
$4,800 / mo
- Executive-Home Lease (modeled)
- $4,800
- Renters Insurance
- $35
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$312,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Vistara home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — the owner walks away with roughly $296,000 in equity while the renter walks away with nothing. Summerlin's historically above-average appreciation rate (supported by Howard Hughes Corporation's supply discipline) widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $175/mo blended HOA, modeled $4,800 executive lease.
HOA Fees by Community
HOA Fees by Association Tier
Every Vistara home pays into two associations: the Summerlin master association (infrastructure, trails, parks) and the neighborhood sub-association (local landscaping and common areas). Total dues run $100–$250 per month; confirm the exact split at the specific property in escrow.
Summerlin Master Association
Included in total $100–$250/mo
All Summerlin homeowners
Master-plan portion
Includes:
150+ miles of trails, parks, recreational programs, and Howard Hughes Corporation community events
Neighborhood Sub-Association
Included in total $100–$250/mo
Vistara at The Cliffs sub-association
Neighborhood portion
Includes:
Common-area landscaping, neighborhood entry features, and local CC&R enforcement
Sub-association note
Varies by section
Includes:
Request the specific sub-association budget, reserve study, and any pending assessments early in escrow
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues (both associations), reserve studies, assessment history, CC&Rs, and any special assessments pending
Transfer and 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 Vistara at The Cliffs?
Vistara sits at the western edge of the Summerlin master plan — exceptional trail and canyon access, with easy I-215 Beltway and Summerlin Parkway connectivity for the rest of the metro. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and Vistara destinations run shorter for everyday life.
Drive Times from Vistara at The Cliffs
- ~5 minDowntown Summerlin (shopping, dining)W Charleston Blvd east
- ~10 minRed Rock Canyon Scenic DriveW Charleston Blvd west
- ~15 minSummerlin Hospital Medical CenterRampart Blvd north
- ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
- ~35 minHenderson / Green ValleyI-215 south
- ~30 minHarry Reid International AirportI-215 south
- ~25 minDowntown Las VegasUS-95 east
- ~45 minMt. CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Vistara at The Cliffs?
Most Vistara purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–21 days. Jumbo files — common at the $1M+ tier — can add appraisal time when corridor comps are thin. Request the HOA resale package in week one of escrow so dues and reserves clear before your contingency deadline.
Quick Answer
What down payment do you need to buy in Vistara at The Cliffs?
Most Vistara buyers put down 5% to 20%. On a $980,000 purchase, plan roughly $49,000 (5%) to $196,000 (20% to eliminate PMI). Homes above the conforming loan limit require jumbo financing, where lenders typically want 10–20% down plus reserves. VA loans allow 0% for eligible veterans. Get pre-approved before touring — Summerlin's spring market moves quickly and sellers favor verified, tier-appropriate pre-approvals.
Vistara at The Cliffs FAQ — 18 Answers
What Do Vistara at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Vistara at The Cliffs?
Vistara at The Cliffs homes trade between $880,000 and $1.5 million, with a ZIP-89135 benchmark near $1,050,000 per Las Vegas REALTORS MLS data. Where a specific property lands depends on square footage, lot premium, and whether it captures Red Rock Canyon mountain views. Call (702) 637-1759 for a current comparable-sales pull before buying or listing.
What village is Vistara part of?
Vistara sits within The Cliffs village of Summerlin — the Howard Hughes Corporation master plan on the west edge of Las Vegas (ZIP 89135). That address puts residents five minutes from Downtown Summerlin's 125-plus shops and restaurants, ten minutes from Red Rock Canyon, and about twenty minutes from the Strip via Summerlin Parkway and I-15.
Are there HOA fees in Vistara at The Cliffs?
Yes — plan $100–$250 per month in Vistara, covering the Summerlin master association and the neighborhood sub-association. Those dues fund common-area landscaping, parks, and the 150-plus-mile trail network. Because reserve health varies by sub-association, request the full resale package early in escrow. Our team flags any HOA concerns before you waive contingencies.
What schools serve Vistara at The Cliffs?
Vistara 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. Private options nearby include The Meadows School, Bishop Gorman High School, and Faith Lutheran, with Doral Academy Red Rock and Pinecrest Academy among charter choices. Verify the current CCSD assignment before writing an offer.
Is Vistara at The Cliffs guard-gated?
No — Vistara is an open-access single-family neighborhood within The Cliffs village of Summerlin. The broader Summerlin master plan does include guard-gated enclaves like The Ridges and Red Rock Country Club, but Vistara itself has no staffed gate. Buyers seeking gated security in Summerlin typically compare The Ridges (from $2M) or Red Rock Country Club (from $1.2M) before deciding.
How far is Vistara from the Las Vegas Strip?
Plan roughly twenty minutes from Vistara to the Strip via Summerlin Parkway and I-15, and about thirty minutes to Harry Reid International Airport via I-215 South. Everyday destinations are much closer: Downtown Summerlin in about five minutes and Red Rock Canyon in about ten. If commute timing matters to you, drive the route during your actual work hours — our team builds that into showings.
What is Howard Hughes Corporation's role in Summerlin?
Howard Hughes Corporation is Summerlin's master developer and the force behind its 22,500-acre footprint, 150-plus-mile trail network, and the Downtown Summerlin retail hub. Per HHC, Summerlin is consistently ranked among the best-selling master-planned communities in the United States. The Cliffs village — home to Vistara — represents some of the most contemporary, elevated residential offerings inside the master plan.
What property taxes will I pay on a home in Vistara?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $980,000 Vistara home that means approximately $4,900–$6,860 per year — a fraction of the carrying cost on a comparable new-construction home in coastal California.
How does Nevada's tax climate compare to California's for Vistara buyers?
Nevada levies no state income tax — California's top marginal rate is 13.3% per the Franchise Tax Board. A household earning $400,000 saves roughly $43,000 per year in state income taxes alone by establishing Nevada residency. Add a 3% annual cap on primary-residence property taxes under NRS 361.471 and no personal property tax on vehicles, and the move from California to Vistara commonly funds itself within one to two years.
What does Red Rock Canyon access mean for Vistara residents?
Red Rock Canyon National Conservation Area is about ten minutes west of Vistara by car. The Bureau of Land Management manages the roughly 195,000-acre conservation area, which includes a 13-mile scenic loop drive, world-class sandstone climbing routes, and dozens of trail systems. Summerlin's own 150-plus-mile internal trail network connects directly to the canyon access corridor, making Vistara one of the few neighborhoods where you can hike to canyon foothills on foot.
Are there new-construction homes available in Vistara?
Vistara at The Cliffs was developed in the 2000s under the Howard Hughes Corporation master plan. Most available homes today are resale, though The Cliffs village and broader Summerlin West corridor continue to see new phases nearby from national builders. For the latest on active new-build phases within a short drive, call (702) 637-1759 — our team tracks every active builder program in Summerlin weekly.
What is the lifestyle like in The Cliffs village of Summerlin?
The Cliffs is Summerlin's elevated western edge — single-family neighborhoods on higher terrain with mountain and valley views, adjacency to Red Rock Canyon, and the trailhead access that active buyers prize. The lifestyle mixes weekend canyon hikes and Downtown Summerlin dinners with solid CCSD school zoning and quiet cul-de-sac streets. It draws outdoor-oriented families, professionals relocating from California, and buyers who want new-construction quality at a sub-Ridges price point.
What is Downtown Summerlin and how far is it from Vistara?
Downtown Summerlin is the 1.6-million-square-foot open-air retail and entertainment hub at the core of the master plan, home to 125-plus shops, restaurants, and City National Arena (the Vegas Golden Knights practice facility). It is about five minutes from Vistara via West Charleston Boulevard. The campus hosts weekly farmers markets, seasonal events, and concerts — effectively Vistara's front porch for dining, errands, and entertainment.
How competitive is the Vistara at The Cliffs market?
Homes in The Cliffs village ZIP 89135 typically traded at a median of around $1,050,000 with 27 days on market per Las Vegas REALTORS MLS data. Vistara's $880K–$1.5M tier is buyer-selective but moves at pace during spring season. Sellers who price accurately with proper upgrade and view-premium credits sell quickly; overpriced listings sit. Our agents run a live MLS comp pull before every offer so you know where the market actually is.
What should I know before buying in Vistara at The Cliffs?
Four items drive the most buyer questions. First, understand dual HOA dues ($100–$250/mo covers both the master and sub-association). Second, confirm school zoning for the specific address with CCSD — boundaries adjust. Third, budget for a jumbo loan if your offer exceeds the conforming limit. Fourth, view-premium and lot-position matter materially on pricing — call (702) 637-1759 and we will pull precise comparables before you write.
What down payment do you need to buy in Vistara at The Cliffs?
Most Vistara buyers put down 5% to 20%. On a $980,000 purchase, plan roughly $49,000 (5% conventional with PMI) to $196,000 (20% to eliminate PMI). Homes priced above the conforming loan limit require jumbo financing, where lenders typically want 10–20% down plus reserves. VA loans allow 0% for eligible veterans. Lock your pre-approval before touring so you know exactly which tier you can write on.
How long does it take to close on a home in Vistara?
Most Vistara purchases close in 30 to 45 days through a Nevada escrow company. Cash offers close in 7–21 days. Jumbo files — common at the $1M+ tier — sometimes need extra appraisal time when comps are scarce. Request the HOA resale package in the first week of escrow so dues, reserves, and any assessment history clear before your contingency deadline.
Can Nevada Real Estate Group help me buy or sell in Vistara at The Cliffs?
Yes — Nevada Real Estate Group has represented buyers and sellers throughout The Cliffs village and the broader Summerlin market for years. Call (702) 637-1759 or submit the form below; our team provides virtual tours for out-of-state buyers, comparable-sales analysis, and offer-strategy support from first showing to closing.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Vistara at The Cliffs?
These are the eight queries Vistara at The Cliffs 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, tax law from Nevada Revised Statutes, and community facts from the master plan record.
Is Vistara at The Cliffs in Summerlin?
Yes — Vistara is part of The Cliffs village within the Summerlin master plan in Las Vegas (ZIP 89135), developed by Howard Hughes Corporation. It sits at the western edge of the master plan, closest to Red Rock Canyon, about five minutes from Downtown Summerlin.
What is the price range for homes in Vistara at The Cliffs?
Homes in Vistara at The Cliffs typically range $880,000 to $1.5 million. Where a specific property lands depends on square footage, lot premium, and Red Rock Canyon view orientation. Call (702) 637-1759 for a current comparable-sales pull before you write an offer.
Does Vistara at The Cliffs have a homeowners association?
Yes — Vistara pays into two associations: the Summerlin master association and the neighborhood sub-association, with combined dues running $100–$250 per month. Master dues fund the trail network and parks; sub-association dues cover neighborhood landscaping and common areas. Request the full resale package early in escrow.
How far is Vistara at The Cliffs from Red Rock Canyon?
About ten minutes west via W Charleston Boulevard — making Vistara one of the closest Summerlin neighborhoods to Red Rock Canyon's 195,000-acre National Conservation Area. The Summerlin trail network also connects to canyon access on foot or by bike.
What is the school rating for Vistara at The Cliffs?
Sig Rogich Middle School — the zoned campus for Vistara addresses — rates 10/10 per GreatSchools, one of the highest-rated public middle schools in Nevada. Palo Verde High School rates 8/10. Private options include Bishop Gorman and The Meadows School within fifteen minutes.
Is there new construction in Vistara at The Cliffs?
Vistara itself is mostly built out from the 2000s; most available homes are resale. Adjacent sections of The Cliffs village and broader Summerlin West phases continue to see new construction activity from national builders within a short drive.
How does Vistara compare to The Ridges in Summerlin?
Vistara is open-access (no gate) with homes from $880K; The Ridges is guard-gated with Bear's Best golf from $2M. Both share the same Summerlin master-plan amenities, trail network, and CCSD school zoning. Buyers who want staffed-gate security typically choose The Ridges; buyers who want more home for the money choose Vistara.
Is Vistara at The Cliffs a good investment?
Summerlin's long-run appreciation track record is among the strongest in the Las Vegas Valley, supported by Howard Hughes Corporation's controlled supply pacing. Vistara's combination of top school zoning, Red Rock Canyon access, and master-plan infrastructure are permanent occupancy drivers — our agents can walk through specific comparable sales before you decide.
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 Summerlin's villages — including The Cliffs corridor — with 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.
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Want to Talk to a Vistara at The Cliffs Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. The NREG team has closed thousands of Summerlin deals since 2011 — in a view-premium neighborhood like Vistara at The Cliffs, knowing every Cliffs village section, every HOA sub-association tier, and the Summerlin West new-construction pipeline is the whole game. Tell us what you're looking for.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Vistara at The Cliffs?
Compare Vistara with neighboring Summerlin sections and broader valley communities — from Terra Luna (3 min, $900K+) and Red Rock Country Club (10 min, from $1.2M) to Henderson (35 min, $548K median). Each card pairs commute time with price positioning so you can judge whether a different neighborhood buys you more home for the money.
A–Z INDEX
Which Cliffs Village Neighborhoods Can You Explore A–Z?
The Cliffs village contains several interconnected neighborhoods inside the Howard Hughes Corporation Summerlin master plan — Vistara, Terra Luna, and the broader village sections. Links below connect to live MLS searches or dedicated community pages. Use the Summerlin hub to compare every village side by side, or call (702) 637-1759 for a guided tour.
KEEP LEARNING
What Else Should You Read About Vistara at The Cliffs?
These guides extend the research most Vistara at The Cliffs buyers do next — understanding the Summerlin master plan, comparing Summerlin's luxury enclaves, 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 weighing Vistara's master-plan position.
Read →COMMUNITY HUB
Summerlin Community Hub
All Summerlin villages, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Vistara 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. ZIP 89135 benchmarks are presented as area context, not Vistara-specific guarantees — individual home pricing depends on square footage, lot premium, and view orientation. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list price, days on market, and active listing counts for ZIP code 89135 (Summerlin West / The Cliffs). lasvegasrealtors.com
- Howard Hughes Corporation — Summerlin master plan details, trail system, village structure, Downtown Summerlin, and community development information. summerlin.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Vistara is not separately tabulated). census.gov/quickfacts
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
- Clark County School District (CCSD) — School zoning assignments, enrollment, and campus information for ZIP 89135. ccsd.net
- GreatSchools.org — K-12 school ratings for Sig Rogich Middle School (10/10), Palo Verde High School (8/10), and private options. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area — 195,000 acres, 13-mile scenic loop, trail and recreation data. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data used in the economy section. bls.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026