Echo at The Cliffs Homes For Sale

KEY TAKEAWAYS

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

Echo at The Cliffs is a 220+ home Pulte new-construction community in Summerlin's Cliffs village (ZIP 89135), priced $550K–$900K, with Rogich MS (10/10) and Bonner ES (9/10) zoning per GreatSchools and direct trail access under the Howard Hughes Corporation master plan. The takeaways below unpack what sets Echo apart in the Cliffs village.

• The builder: Pulte Homes, using Life Tested floor plans engineered from consumer research — 1,800 to 3,200 sq ft, 3–5 bedrooms, flexible layouts.
• The location: The Cliffs village, ZIP 89135 — five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip.
• Best for: families targeting Rogich MS and Bonner ES school zones; California relocators trading state income tax for a new Summerlin home.
• Not guard-gated: Echo operates under the Summerlin master plan without a staffed gate, which keeps HOA dues at $100–$270/mo.
• Do your homework: builder contracts favor Pulte — have your agent review before you sign, and budget design-center upgrades ($50K–$100K+ is common).

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

PRICE DISTRIBUTION

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

Across ZIP 89135 — Echo's Cliffs village corridor — listings concentrate in the $550K–$1.2M band that defines Summerlin new construction per Las Vegas REALTORS MLS data. Echo itself sits at the accessible end of this range, with Pulte homes from $550K competing with resale and neighboring builder communities.

Counts reflect approximate active MLS listings across ZIP 89135 (the Cliffs village area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Echo at The Cliffs Pulte homes span $550K–$900K.

SAFETY & CRIME

Is Echo at The Cliffs Safe?

• LVMPDLas Vegas Metro Police jurisdictionCovers all of Summerlin
• LowCliffs village incident rateConsistent with Summerlin averages
• HOACommunity standards enforcementSummerlin master plan CC&Rs
• OpenCommunity access typeNo staffed gate; City of LV services

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Summerlin community standards per Howard Hughes Corporation. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Echo at The Cliffs Score?

Echo at The Cliffs earns top marks for schools, new-construction quality, and outdoor access, with honest trade-offs on the open (non-gated) access and builder-contract complexity. Below is our category-by-category report card — the same six factors our agents walk through with every relocating family before a first model-home tour.

• A+

  Grade A+: Schools

  Rogich MS 10/10 + Bonner ES 9/10 + Palo Verde HS 8/10 — among the strongest CCSD zoning in the valley per GreatSchools.

• B+

  Grade B+: Safety

  Summerlin community standards and City of Las Vegas LVMPD coverage; no staffed gate, but the Cliffs village has consistently low incident rates.

• B+

  Grade B+: Cost of Living

  New construction from $550K is strong value in Summerlin; HOA $100–$270/mo, with no income tax and a 3% property-tax cap keeping the full carrying cost predictable.

• A

  Grade A: Amenities

  Fox Hill Park disc golf and adventure playground, Cottonwood Canyon Park sports courts, and Downtown Summerlin retail five minutes away.

• A+

  Grade A+: Outdoor Access

  Summerlin trail network from the doorstep, Red Rock Canyon ten minutes west — among the best trail access of any Summerlin village.

• B+

  Grade B+: Commute

  Downtown Summerlin five minutes, Summerlin Hospital fifteen, the Strip twenty — solid west-valley access via Charleston Blvd and Summerlin Pkwy.

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 Echo at The Cliffs Area Growing?

Echo at The Cliffs is a newer community — Pulte began delivering homes in 2020 — and the Cliffs village continues to see strong demand within the Summerlin master plan's remaining developable footprint. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the west-valley corridors around the community remain among the most sought-after in the valley.

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 Echo at The Cliffs Score for Livability?

Echo at The Cliffs scores highest on schools, outdoor access, and new-construction quality: Rogich MS (10/10) and Bonner ES (9/10) per GreatSchools, Summerlin's trail network from the doorstep, and Pulte Life Tested floor plans from $550,000. The honest trade-off is the open (non-gated) access and builder-contract complexity. Six categories below, benchmarked to Census and GreatSchools data.

• 88A-

  Overall Livability

• 96A+

  Schools (zoned + private)

• 72B

  Safety (open community)

• 70B

  Cost of Living

• 85B+

  Amenities

• 88A-

  Outdoor Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Echo 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 the Cliffs village trades against. Echo's 89135 ZIP is among the valley's most consistently active new-construction addresses, with the area median tracking near $1.0M reflecting the premium Summerlin commands.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

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

ZIP 89135 is a consistently competitive Summerlin new-construction corridor — homes averaged 44 days to sell per Las Vegas REALTORS data, with Pulte spec inventory moving faster than resale. Echo at The Cliffs sits at the accessible end of the village's price range, which keeps demand steady from families and move-up buyers.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Area figures span ZIP 89135 — treat community-level statistics as indicative, not definitive.

Builder Comparison

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

A like-for-like comparison of Echo at The Cliffs versus neighboring Cliffs village communities — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 220+ homes at Echo, per-community market medians shift quickly, so we publish entry points and plan ranges.

Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. Per-community $/SF and DOM are intentionally omitted — samples at this scale are too small to be meaningful. ZIP-area benchmarks: 44-day median DOM (89135).

Community Deep Dive

What's Inside The Cliffs Village Communities?

BY ZIP CODE

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

Echo at The Cliffs sits entirely within ZIP 89135 — Summerlin's most active new-construction ZIP code. The table below maps the real corridors within 89135, from Echo's Pulte entry tier to The Ridges' ultra-luxury guard-gated enclaves, all sharing the same school district and trail access.

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

WHY ECHO AT THE CLIFFS

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

Echo at The Cliffs holds Summerlin's strongest school zone at an accessible price: Rogich MS (10/10), Bonner ES (9/10), Pulte new construction from $550K, and zero state income tax. Each advantage is sourced — the Nevada Revised Statutes, GreatSchools, and Howard Hughes Corporation — so you can verify every claim.

1. 1

   Summerlin's top school zone at an accessible price

   Rogich MS (10/10) and Bonner ES (9/10) zoning starts at $550K — the strongest CCSD combination in this price band in the west valley.

   GreatSchools · CCSD
2. 2

   Pulte Life Tested floor plans

   Engineered from consumer research on how families actually live: centralized gathering spaces, flexible rooms, mudrooms, and practical storage — not builder-default layouts.

   Pulte Homes · Community plan record
3. 3

   Summerlin trail network from the doorstep

   The Cliffs village connects directly to Summerlin's 200+ miles of trails, with Red Rock Canyon ten minutes west — the valley's premier outdoor recreation address.

   Howard Hughes Corporation
4. 4

   Zero state income tax and 3% property-tax cap

   Nevada levies no personal income tax and caps primary-residence tax increases at 3% per year — predictable carrying costs that California comparisons cannot match.

   Nevada Revised Statutes 361.471
5. 5

   New construction without guard-gated carrying costs

   HOA dues of $100–$270/mo fund the Summerlin master plan's parks and amenities without a staffed gate — right for buyers who prioritize schools and trails over privacy gates.

   Community plan record

WHY BUY IN ECHO AT THE CLIFFS

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

Echo at The Cliffs' case rests on schools, new construction, and Summerlin trail access: Rogich MS (10/10), Bonner ES (9/10), Pulte Life Tested floor plans from $550K, and a 3% annual property-tax cap under Nevada Revised Statutes 361.471, with zero state income tax. Ten sourced reasons follow.

1. 1

   Rogich MS (10/10) and Bonner ES (9/10)

   Among the strongest CCSD school zones in the entire west valley — families drive miles for this combination.

   GreatSchools

2. 2

   Brand-new Pulte construction

   Life Tested floor plans from 1,800 to 3,200 sq ft, built 2020-present — buy new without a custom-build premium.

   Community plan record · Pulte Homes

3. 3

   Summerlin trail network access

   200+ miles of connected trails with Red Rock Canyon ten minutes west — the valley's best outdoor lifestyle from your front door.

   Howard Hughes Corporation

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 by statute — carrying costs stay predictable.

   NRS 361.471

6. 6

   Downtown Summerlin five minutes away

   150+ retailers, restaurants, the Las Vegas Ballpark, and corporate offices — all within a five-minute drive.

   Howard Hughes Corporation

7. 7

   Attainable Summerlin entry point

   From $550K, Echo is one of the most accessible addresses inside Summerlin's master plan — with school zoning that rivals communities costing twice as much.

   Community plan record

8. 8

   Low HOA without gate costs

   $100–$270/mo covers Summerlin parks, trails, and community standards without a staffed-gate premium.

   Community plan record

9. 9

   Strong California relocation thesis

   Zero income tax, new construction from $550K, and top schools — the math moves most Bay Area and SoCal families decisively.

   California Franchise Tax Board · Nevada DOT

10. 10

    Palo Verde HS (8/10) zoning

    The public high school feeds Summerlin's college-bound families — consistently among CCSD's top-performing comprehensive high schools.

    GreatSchools

THIS WEEKEND'S OPEN HOUSES

Can You Tour Echo at The Cliffs Homes This Weekend?

Pulte operates a model home center at Echo at The Cliffs where you can tour finished floor plans during regular hours — no appointment needed. Resale homes are shown by appointment. Set up alerts for new phase releases, or browse active listings now and let us arrange a private tour.

RELOCATION TIMELINE

How to relocate to Echo at The Cliffs in 8 steps

From first research to keys-in-hand, here's the 8–12 week timeline for new construction, or 4–6 weeks for resale. 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 quickly.

1. 01

   Choose your path: new construction or resale

   Pulte to-be-built contracts take 6–12 months; spec homes (already under construction) close in 60–120 days; resale closes in the standard 30–45. Pick based on your current lease or sale timeline.

2. 02

   Get pre-approved for the right loan type

   FHA from 3.5% down, conventional from 5%, VA at 0% for veterans — all work at Echo's $550K–$900K range. Compare Pulte's preferred lender incentives against your own lender's rates before the design center appointment.

3. 03

   Hire a buyer's agent before visiting the model center

   Pulte's on-site agents represent Pulte, not you. Your own NREG agent reviews the contract, negotiates upgrades, requests closing-cost credits, and attends the design center appointment — at no additional cost to you.

4. 04

   Tour models and set your floor plan

   Walk Pulte's finished models to understand Life Tested layouts in person. Note which rooms are upgrade-dependent versus standard, and set your design-center budget ceiling before the appointment — not during.

5. 05

   Write, sign, and lock in the builder contract

   Have your agent review the contract before signing — confirm the incentive package, contingency windows, and what happens if build timelines slip. Pay the builder deposit and lock your base price.

6. 06

   Complete the design center and inspections

   Design center appointments run 2–4 hours; budget $50K–$100K over base for most families. Order an independent third-party inspection at framing, pre-drywall, and final walk-through — even new Pulte homes benefit from a professional eye.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30–45 days from final acceptance to funding. New construction closings often shift a week or two — coordinate with your current landlord or home sale timeline to avoid a gap.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin HOA for trail access and amenity cards, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Echo at The Cliffs Economy?

Echo at The Cliffs draws professionals, growing families, and California relocators 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 above $120,000 — nearly double the Clark County median.

Top Echo at The Cliffs-Area Employers

• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub, five minutes away
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes north
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin boundary
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east
• Clark County School District (west region)Area campuses including Rogich MS, Bonner ES, and Palo Verde HS zones
• Howard Hughes CorporationMaster developer of Summerlin — offices and management operations near Downtown Summerlin

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

COMMUNITY COMPARISON

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

If you're weighing Echo at The Cliffs against the valley's other addresses, this side-by-side covers the metrics families ask about most, updated June 2026. Echo wins on schools and trail access, Summerlin broadly on selection and luxury, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Echo at The Cliffs?

The Cliffs village sits at the western edge of Summerlin, with West Charleston Boulevard and Summerlin Parkway as primary arteries. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Echo destinations beat that comfortably, with the notable exception of the Strip (about 20 minutes) and the airport (30 minutes).

Drive Times from Echo at The Cliffs

• ~5 minDowntown Summerlin (retail & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon entranceW Charleston Blvd west
• ~5 minFox Hill ParkWithin the Cliffs village
• ~15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy east → I-15 south
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 South
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default, and efficient from The Cliffs village: West Charleston Boulevard connects directly to Downtown Summerlin (5 min west) and Red Rock Canyon (10 min west), while Summerlin Parkway links to I-15 for Strip and airport runs.

• RTC Transit

  Routes run the Charleston corridor, but residents should not plan a car-free lifestyle — this is a master-planned suburban community built around driving and walking the trail network.

• Cycling & Trails

  Summerlin's 200+ mile trail network starts at the front door — the Cliffs village connects directly into the broader system, and Red Rock Canyon's scenic loop is a ten-minute drive to a world-class road ride.

• Rideshare

  Available and quick; airport runs cost roughly $35–$55 from The Cliffs village, and the open-access community means pickup and drop-off are straightforward.

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 Echo at The Cliffs?

Most Echo at The Cliffs buyers put down 3.5–20%. FHA loans allow 3.5% down — well within Echo's $550K–$900K range for most plans. Conventional loans work from 5% down; VA loans allow 0% for eligible veterans. On a $700,000 Pulte home, budget $24,500 (3.5% FHA) to $140,000 (20% conventional). Compare Pulte's preferred-lender incentives against your own lender before choosing — closing-cost credits often offset a slightly higher rate.

PEOPLE ALSO ASK

What Else Do People Ask About Echo at The Cliffs?

These are the eight queries Echo at The Cliffs buyers actually type into Google and AI assistants — answered with specifics you can verify: school ratings from Las Vegas REALTORS, Nevada tax law, Howard Hughes Corporation plan data, and Pulte construction facts.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, Nevada's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented Echo at The Cliffs buyers through every step — contract review, design center strategy, and closing-cost credit negotiation at no additional cost.

NEARBY COMMUNITIES

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

Compare Echo at The Cliffs with neighboring Summerlin villages and valley alternatives. Each card pairs the commute time with price positioning, so you can judge whether staying in the Cliffs village, stepping up within Summerlin, or choosing a different city entirely buys you more for your budget.

A–Z INDEX

Which Cliffs Village Communities Can You Explore A–Z?

The Cliffs is one of Summerlin's most active new-construction villages, with multiple builder communities from $500K to $1.5M+. The entries below are indexed alphabetically for orientation, and our team can pull current listings, phase inventory, and HOA documents for any community on request.

Sources & Methodology

Where Does This Echo 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. Echo at The Cliffs is a newer, smaller community (220+ homes), so we present ZIP 89135 area benchmarks alongside plan-level facts — never overstating community-specific samples that the data cannot support. 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 89135. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan details, Cliffs village trail network, parks, and community standards. 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 attendance boundaries for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for CCSD and private campuses. 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, access, and recreation data. blm.gov
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. 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