Arista at The Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Arista at The Cliffs at a Glance?

Arista at The Cliffs delivers 280+ Taylor Morrison single-family homes in Summerlin's Cliffs village (ZIP 89135), with prices from $600K–$1M and a ZIP median near $780,000 per Las Vegas REALTORS. Top-rated CCSD schools and Red Rock Canyon 10 minutes west per the Howard Hughes Corporation master plan record define the community.

• The price band: contemporary 2020-era Taylor Morrison homes from $600K to $1M — newer construction at Summerlin entry-tier pricing in ZIP 89135.
• The location: 5 minutes from Downtown Summerlin, 10 from Red Rock Canyon, and 20 from the Strip — the western-edge sweet spot of the master plan.
• Best for: growing families targeting top schools, California relocators seeking new construction, and buyers who want Summerlin quality without guard-gated pricing.
• School strength: Sig Rogich Middle School (10/10) and John W. Bonner Elementary (9/10) are two of the highest-rated public schools in the entire Las Vegas Valley.
• Do your homework: HOA dues have a master + village layer, Taylor Morrison upgrades vary home to home, and lot position drives view premium significantly — early due diligence pays.

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

PRICE DISTRIBUTION

How Many Arista at The Cliffs-Area Homes Sell in Each Price Range?

ZIP code 89135 carries active listings across a wide range in mid-2026 per Las Vegas REALTORS MLS data. Arista at The Cliffs itself prices $600K–$1M, placing it squarely in the mid-to-upper tiers of the ZIP. The bands below show where competition concentrates across the 89135 area.

Band distribution reflects active MLS listings in ZIP code 89135 · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Arista at The Cliffs sits in the $600K–$1M tier.

SAFETY & CRIME

Is Arista at The Cliffs Safe?

• LVMPDCity of Las Vegas police jurisdictionMetro patrol coverage for the Cliffs village
• HOAMaster plan community standardsHoward Hughes Corporation Summerlin oversight
• 89135One of west valley's safer ZIP codesFBI UCR data — verify before offering
• LowDensity — 280 homes on 60 acresSingle-family single-use community design

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community safety details per Howard Hughes Corporation master plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Arista at The Cliffs Score?

Arista at The Cliffs earns top marks for schools, newer construction quality, and outdoor access — with honest trade-offs on HOA layering and the absence of a staffed gate for buyers who prioritize that. Six categories below, each benchmarked against the same factors our agents walk through with every buyer before a first tour.

• A+

  Grade A+: Schools

  Sig Rogich MS (10/10), John W. Bonner ES (9/10), and Palo Verde HS (8/10) — among the valley's strongest public school zones. Bishop Gorman and Meadows lead private options.

• A

  Grade A: Outdoor Access

  Summerlin trail network at the doorstep, Fox Hill Park nearby, and Red Rock Canyon National Conservation Area 10 minutes west via West Charleston Blvd.

• B+

  Grade B+: Construction Quality

  2020-era Taylor Morrison builds with open floor plans, quartz countertops, energy-efficient systems, and modern desert aesthetic — newer than most Cliffs village competition.

• B+

  Grade B+: Location

  5 minutes from Downtown Summerlin, 10 from Red Rock Canyon, 20 from the Strip — the western-edge sweet spot within the master plan.

• B

  Grade B: Safety

  City of Las Vegas police jurisdiction, Summerlin master-plan community standards, and a low-density village environment. No staffed gate — buyers seeking that should also tour The Ridges or Red Rock Country Club.

• B

  Grade B: Cost of Living

  $600K–$1M entry is competitive for 2020-era construction in a top-school Summerlin village, especially against California alternatives. HOA runs $100–$280/mo across master + village layers.

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 Arista at The Cliffs Area Growing?

Arista at The Cliffs is a recently completed community — 280+ homes built 2020 onward — sitting inside a master plan that continues to grow westward. Las Vegas 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, driven by top school ratings and western-edge lifestyle access.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Arista at The Cliffs Score for Livability?

Arista scores highest on schools and outdoor access: Sig Rogich Middle School (10/10) and Bonner Elementary (9/10) rank among the valley's best public campuses, and Red Rock Canyon is 10 minutes west. The honest trade-offs are a two-layer HOA structure and no staffed gate. Six categories below, benchmarked to Census and community plan data.

• 88A-

  Overall Livability

• 95A+

  Schools (zoned + private)

• 70B

  Safety (no gate)

• 62B-

  Cost of Living

• 82B+

  Amenities

• 90A

  Outdoor Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Arista at The Cliffs Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89135 trades against. Arista itself at 280+ homes is too small for a standalone monthly series; the 89135 ZIP figures ($780,000 median list, 40 median days) are the appropriate benchmark for the community.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Arista at The Cliffs market right now?

ZIP 89135 is one of Summerlin's most in-demand ZIP codes, driven by the Sig Rogich and Bonner school zone and western-edge lifestyle access. Arista at The Cliffs — at 280+ homes and 2020 construction — trades at the premium end of the ZIP, with well-priced listings drawing multiple-offer situations in spring and early summer.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures used as community benchmark — Arista at The Cliffs is too small for standalone monthly series.

Community Comparison

How Does Arista at The Cliffs Compare to Other Cliffs Village Communities?

A like-for-like comparison of the main Cliffs village communities — pricing, lifestyle fit, and who each suits — drawn from active-listing data via Las Vegas REALTORS and the Howard Hughes Corporation community plan record. Honesty note: small communities warrant ranges and band comparisons over per-community medians.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-community $/SF and DOM are intentionally omitted where sample sizes are too small to be meaningful. ZIP 89135 benchmark: ~40-day median DOM, ~$780K median list.

Community Deep Dive

What Is Inside Each Cliffs Village Community?

BY ZIP CODE

How Does ZIP Code 89135 Break Down for Arista at The Cliffs Buyers?

Arista at The Cliffs is in ZIP code 89135 — Summerlin's primary western ZIP — and the table below shows how the ZIP's inventory distributes across communities and price tiers. The $780K median list for 89135 reflects the broad mix; Arista itself anchors the $600K–$1M band.

Source: Las Vegas REALTORS MLS plus NREG community plan analysis. *Community-level $/SF and year-over-year change omitted where samples are too small to be meaningful — we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.

WHY ARISTA AT THE CLIFFS

Why Does Arista at The Cliffs Stand Apart From Its Peers?

Arista at The Cliffs occupies a specific Summerlin niche few communities can match: 2020 Taylor Morrison construction, Sig Rogich Middle School (10/10), and Red Rock Canyon 10 minutes west. Each advantage is sourced to the Nevada Revised Statutes, GreatSchools, the Howard Hughes Corporation plan record, or Las Vegas REALTORS.

1. 1

   The valley's best middle school zone

   Sig Rogich Middle School rates 10/10 per GreatSchools — one of the highest-rated public middle schools in Nevada — plus Bonner Elementary at 9/10 for the full K–8 run.

   GreatSchools.org · Nevada Report Card
2. 2

   2020 Taylor Morrison construction

   Contemporary floor plans from 2,200–3,800 sq ft with open-concept great rooms, quartz countertops, large-format tile, and energy-efficient systems — newer than most Cliffs village competition.

   Howard Hughes Corporation / Taylor Morrison plan record
3. 3

   Red Rock Canyon 10 minutes west

   The Summerlin trail network links directly toward Red Rock's roughly 195,000 conservation acres per the Bureau of Land Management — hiking, biking, and the 13-mile scenic loop at your practical doorstep.

   Bureau of Land Management
4. 4

   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 dramatically lower than California alternatives.

   Nevada Revised Statutes 361.471
5. 5

   Downtown Summerlin 5 minutes east

   The valley's premier open-air retail, dining, and events district — with Las Vegas Ballpark, farmers markets, and 125+ shops and restaurants — is closer to Arista than to most Summerlin villages.

   Howard Hughes Corporation

WHY BUY IN ARISTA AT THE CLIFFS

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

Arista at The Cliffs' case rests on school quality and new construction: Sig Rogich Middle School (10/10), 2020-era Taylor Morrison homes, property taxes capped at 3% under Nevada Revised Statutes 361.471, zero state income tax, and Red Rock Canyon 10 minutes west. Ten sourced reasons follow.

1. 1

   Sig Rogich Middle School (10/10)

   One of Nevada's highest-rated public middle schools — a rare assignment you don't have to pay private-school tuition to access.

   GreatSchools.org

2. 2

   John W. Bonner Elementary (9/10)

   Top-rated elementary zoning rounds out one of Summerlin's strongest K–8 public school corridors.

   GreatSchools.org

3. 3

   2020 Taylor Morrison construction

   Contemporary single-family homes built for modern living — open plans, energy efficiency, and design-center finishes that resale inventory from 2005 can't match.

   Howard Hughes Corporation plan record

4. 4

   Zero state income tax

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

   Nevada Department of Taxation

5. 5

   3% property-tax cap

   Annual increases on a primary residence are capped at 3% by statute, keeping long-run carrying costs predictable.

   NRS 361.471

6. 6

   Red Rock Canyon 10 minutes west

   The Mojave's signature conservation area — 195,000 acres of hiking, climbing, and the 13-mile scenic loop — accessible from the community's trail connections.

   Bureau of Land Management

7. 7

   Downtown Summerlin 5 minutes east

   125+ shops, restaurants, Las Vegas Ballpark, and Summerlin's seasonal events hub — a major lifestyle amenity built into the daily commute.

   Howard Hughes Corporation

8. 8

   Howard Hughes Corporation master plan quality

   Summerlin's development standards — parks, trails, architectural guidelines, and long-term community investment — protect values across all 25 villages.

   Howard Hughes Corporation

9. 9

   Intimate 280-home footprint

   Small enough to build real neighborhood character; the limited supply keeps resale inventory tight and well-priced homes attracting multiple offers.

   Community plan record

10. 10

    Mountain and valley view lots

    Select elevated homesites within Arista offer Spring Mountains or Las Vegas Valley panoramas — the premium the market consistently prices higher on resale.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Arista at The Cliffs Homes This Weekend?

Open houses at Arista at The Cliffs run regularly in spring and fall — school-zone demand means well-priced homes often draw visitors within the first weekend on market. Set up instant alerts to catch each new open house, or browse active listings below and call (702) 637-1759 to schedule a private showing.

RELOCATION TIMELINE

How to relocate to Arista at The Cliffs in 8 steps

From first research to keys-in-hand, here's the 8-10 week timeline most Arista at The Cliffs 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 priorities

   Arista is a school-zone, new-construction play at $600K–$1M. If those are your anchors, set your budget and decide whether you want builder inventory (if remaining) or a resale — they're structurally different negotiations.

2. 02

   Get pre-approved — product-aware

   Conventional financing works well across the $600K–$1M range. Builder purchases may require using the builder's preferred lender for incentives; confirm whether the incentive value beats outside financing before committing.

3. 03

   Hire a Cliffs village specialist

   Arista's 280-home footprint means you need an agent who knows which lots carry views, which upgrade packages translate to resale value, and how recent sales actually compare — not just MLS data pulled at face value.

4. 04

   Tour in person or virtually

   Virtual tours are strong for California relocators — we offer live video walkthroughs. If you can visit, walk Arista at different times of day and compare two or three Cliffs-area communities in the same trip to calibrate your decision.

5. 05

   Write and negotiate

   Arista resales in the school-zone ZIP can draw multiple offers in spring — come with a clean pre-approval and realistic terms. For builder inventory, understand that list prices are firm but incentives (rate buydowns, design-center credits) are negotiable.

6. 06

   Inspection and HOA document review

   Order the resale package immediately upon acceptance: combined dues, reserve study, assessment history, and CC&Rs. Taylor Morrison warranties transfer to resale buyers — confirm which items remain active.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys. Expect 30–45 days from acceptance to funding. Builder closings on new inventory run longer — 6–10 months from contract depending on build stage.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Arista at The Cliffs Economy?

Arista residents plug into the Summerlin and Las Vegas professional economy: dual-income families, tech professionals, healthcare workers, and California relocators choosing Nevada's tax environment. 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 in Arista above $120,000.

Top Arista at The Cliffs-Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about 10 minutes north via Rampart Blvd
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — 5 minutes east of Arista
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, about 10 minutes north
• Clark County School District (Summerlin campuses)Rogich MS, Bonner ES, Palo Verde HS — teachers and staff serving the school zone live throughout The Cliffs
• The Strip resort corridorThe metro's hospitality and entertainment employment core, roughly 20 minutes via Summerlin Parkway
• Howard Hughes CorporationSummerlin master-plan operations and Downtown Summerlin management employs a significant local workforce

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

COMMUNITY COMPARISON

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

If you're weighing Arista at The Cliffs against other major Las Vegas Valley addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Arista wins on school ratings and new construction quality, Summerlin broadly on village selection, Henderson on citywide safety. Sources are LVR, the U.S. Census, and GreatSchools.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools.org. Arista income and population figures are community plan-record values; broader demographic figures are citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Arista at The Cliffs?

Arista at The Cliffs sits on Summerlin's western edge with strong arterial access: West Charleston Boulevard and Summerlin Parkway connect east to the Strip, the 215 Beltway sweeps south and north, and Downtown Summerlin is 5 minutes east. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Arista destinations beat that comfortably.

Drive Times from Arista at The Cliffs

• ~5 minDowntown SummerlinW Charleston Blvd east
• ~10 minRed Rock Canyon entranceW Charleston Blvd west
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid Intl AirportI-215 South → I-15
• ~25 minDowntown Las VegasW Charleston Blvd east → US-95
• ~35 minHendersonI-215 east → I-515 south
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default and practical choice: West Charleston Blvd and Summerlin Parkway provide direct east-west access, while the 215 Beltway links south and north efficiently. The Cliffs village is built for cars and the infrastructure supports it.

• RTC Transit

  Bus routes run the Charleston corridor nearby, but The Cliffs village is not designed for car-free living. Plan to drive for daily errands, school runs, and most commutes.

• Cycling & Trails

  The Summerlin trail network connects directly from the community toward Red Rock Canyon — serious cyclists can reach the Red Rock scenic loop on pavement from Arista. Daily cycling errands to Downtown Summerlin are practical on the dedicated paths.

• Rideshare

  Fast and available this close to the Summerlin core. Airport runs run roughly $40–$55 depending on time of day; Strip trips stay under $30 off-peak.

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 Arista at The Cliffs?

Most Arista at The Cliffs buyers put down 5% to 20%. Conventional financing is available across the full $600K–$1M range — on a $780,000 home, plan $39,000 (5%) to $156,000 (20%) down. VA loans allow 0% for eligible veterans and are commonly used in this Summerlin community. FHA loans apply under the conforming limit. If purchasing new construction from Taylor Morrison, confirm whether using the builder's preferred lender captures rate-buydown or design-center incentives that offset any pricing difference.

PEOPLE ALSO ASK

What Else Do People Ask About Arista at The Cliffs?

These are the eight questions Arista at The Cliffs buyers actually ask Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, 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, 9,061+ verified five-star reviews, and 9,600+ closed transactions totaling $4.85B+ since 2011. Our agents know The Cliffs village lot by lot — which positions carry Spring Mountains views and which Taylor Morrison upgrade packages protect resale value — so buyers and sellers in Arista start with a genuine edge.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Arista at The Cliffs?

Compare Arista at The Cliffs with neighboring Summerlin communities and broader Las Vegas Valley destinations. Each card pairs the commute time with price positioning, so you can judge whether a different Cliffs community or master plan buys you more for your budget.

A–Z INDEX

Which Summerlin Cliffs Village Communities Can You Explore A–Z?

The Cliffs village contains several distinct communities at different price points and construction vintages — from Arista's 2020 Taylor Morrison homes ($600K–$1M) to The Ridges guard-gated luxury (from $2M). The entries below are indexed for orientation; our team can pull current listings and HOA documents for any of them on request.

Sources & Methodology

Where Does This Arista at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Arista at The Cliffs is a 280-home community, we present ZIP 89135 statistics as area benchmarks — never community-only claims where sample sizes are too small to be meaningful. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — 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 record — community size, acreage, established date, builder, and village details for Arista at The Cliffs. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
4. Clark County School District — School boundary assignments, enrollment data, and campus information for CCSD campuses serving ZIP 89135. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Bonner ES, Rogich MS, and Palo Verde HS. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
7. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
8. Nevada Department of Taxation — Zero Nevada state income tax confirmation and local tax structure. tax.nv.gov
9. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. California Franchise Tax Board — California top income-tax rate (13.3%) used in NV vs. CA tax comparison. ftb.ca.gov
12. U.S. Bureau of Labor Statistics — Las Vegas metro employment and wage data. bls.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