8/10John C. Vanderburg Elementary
Zoned · The Cliffs (5 min)
K-5700 Students17:1
Summerlin, Las Vegas
Edgestone at The Cliffs Homes For Sale
Nevada's #1 team for Edgestone at The Cliffs real estate. Search desert-contemporary luxury homes in The Cliffs village of Summerlin — Red Rock Canyon views, top-rated schools, and Summerlin's trail network, from $700K to $1.5M.
AREA MEDIAN LIST (89135)
$1.0M
LVR / GLVAR, June 2026
EDGESTONE PRICE RANGE
$700K–$1.5M
Community plan record
HOMES IN EDGESTONE
280+
Community plan record
DAYS ON MARKET (AREA)
42
LVR / GLVAR sold data, June 2026
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 Edgestone at The Cliffs at a Glance?
Edgestone at The Cliffs pairs 280+ desert-contemporary homes priced $700K–$1.5M in The Cliffs village of Summerlin (ZIP 89135) with a 42-day area median DOM per Las Vegas REALTORS, Sig Rogich Middle School rated 10/10, and 10-minute access to Red Rock Canyon — all managed by Howard Hughes Corporation within Summerlin's 22,500-acre master plan.
- The price window: $700K to $1.5M for 2,400–4,200 sq ft desert-contemporary homes — elevated Cliffs-village lots command the strongest premiums for Red Rock and Spring Mountain views.
- The location: 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip — one of The Cliffs village's best-positioned communities.
- Best for: California relocators, Summerlin families targeting Sig Rogich (10/10) and Palo Verde (8/10) zones, and luxury buyers wanting mountain views without ultra-luxury pricing.
- Builder heritage: William Lyon Homes / Taylor Morrison construction from 2017 — phase-by-phase finish and warranty differences matter, so ask our agents before you offer.
- Do your homework: HOA dues ($180–$350/mo), phase-specific finish standards, and jumbo financing thresholds all deserve early diligence before you write an offer.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Edgestone at The Cliffs Homes for Sale?
Edgestone at The Cliffs sits in ZIP 89135 — The Cliffs village on the elevated western rim of Summerlin. Active listings refresh daily from Las Vegas REALTORS MLS data. The eight newest area listings appear below, and every active property is searchable in our live MLS portal filtered to ZIP 89135.
PRICE DISTRIBUTION
How Many Edgestone-Area Homes Sell in Each Price Range?
Edgestone at The Cliffs trades across the $700K–$1.5M range in ZIP 89135 per Las Vegas REALTORS MLS data — a luxury band that reflects the elevated lot premiums, desert-contemporary finishes, and Cliffs village address. The counts below capture where Edgestone homes concentrate versus the broader ZIP area.
Browse Edgestone at The Cliffs Listings
How Can You Find an Edgestone Home by Type, View & Price?
Edgestone at The Cliffs listings in ZIP 89135 break down by phase, view orientation, and price — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. The eight newest Cliffs village listings appear below, filtered to 89135 desert-contemporary homes priced $700K to $1.5M.
Which Cliffs Village Communities Are Worth Exploring?
Edgestone is one of several luxury communities in The Cliffs village of Summerlin. The cards below help you compare adjacent options — all in ZIP 89135, all served by the same school zone, all sharing Summerlin trail access.
Updated daily · 280 active listings · MLS data
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- Custom criteria — neighborhood, price, beds, baths, features
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- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION8/10 
9/10
8/10
How Are the Schools for Edgestone at The Cliffs?
Schools are Edgestone's strongest card: Sig Rogich Middle School (10/10 GreatSchools) is among the highest-rated public middle schools in Nevada, and Palo Verde High School (8/10) anchors the secondary zone. John C. Vanderburg Elementary (8/10) serves grades K–5. Private options include Bishop Gorman and The Meadows School, both within 15 minutes.
8/109/10The Meadows School (Lower)
Private · 15 min east
PreK-5300 Students8:1
Top Rated
9/10
9/10Doral Academy Red Rock
Charter · 10 min east
K-121000 Students20:1
8/10Coral Academy of Science
Charter · west Summerlin (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Edgestone Families?
According to GreatSchools.org, Edgestone families benefit from Sig Rogich Middle School (10/10) — one of Nevada's top-rated public schools — and Palo Verde High School (8/10) in the zone. Verify enrollment at Clark County School District, and check the ranked table below for private and charter alternatives within 15 minutes.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sig Rogich Middle School | Public (zoned) | 6-8 | 10/10 | The Cliffs · 8 min | $700,000+ |
| 2 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 15 min | $700,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $700,000+ |
| 4 | Palo Verde High School | Public (zoned) | 9-12 | 8/10 | Summerlin · 12 min | $700,000+ |
| 5 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | The Cliffs · 5 min | $700,000+ |
SAFETY & CRIME
Is Edgestone at The Cliffs Safe?
Direct Answer
Edgestone sits within Summerlin's The Cliffs village — one of Las Vegas's most established, family-oriented master plans — with LVMPD coverage, HOA-enforced design standards, and low through-traffic by design. While not guard-gated, the community's 85% owner-occupancy and Summerlin HOA governance produce a quiet, low-incident environment typical of high-income western Summerlin neighborhoods.
- City of Las Vegas police jurisdictionMetro coverage for The Cliffs village
- Owner-occupied householdsCommunity plan record
- Summerlin master-plan governanceEnforced design + community standards
- Through-traffic by village designSummerlin planned-community layout
What Buyers Should Know
Summerlin's master-plan design reduces through-traffic across all villages, including The Cliffs — streets are residential-purpose rather than cut-through corridors, which limits the exposure that drives property crime in urban neighborhoods. Howard Hughes Corporation's HOA enforcement keeps community standards consistent and attracts owner-occupants, who statistically correlate with lower incident rates.
The surrounding ZIP 89135 corridor encompasses some of the most affluent Summerlin neighborhoods in the valley; incidents there run to the suburban property-matter category that LVMPD handles across all west-side communities — well below Las Vegas citywide averages on a per-capita basis, though buyers should verify the latest FBI UCR numbers for their own due diligence.
For families, the practical picture — Summerlin HOA governance, high homeownership, low through-traffic, and excellent school zoning — produces a quality-of-life environment that consistently ranks among the most family-appropriate in the Las Vegas metro, comparable to Henderson's premium neighborhoods at a shorter drive from the Strip.
Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community data per the plan record. Last updated June 2026.
Living In
What's It Like Living in Edgestone at The Cliffs?
The Answer
Living in Edgestone at The Cliffs means waking to Red Rock Canyon views, walking 150-plus miles of Summerlin trails, and being 5 minutes from Downtown Summerlin. The community sits in The Cliffs village managed by Howard Hughes Corporation — desert-contemporary homes from $700K in Las Vegas's most celebrated master plan, with Sig Rogich MS (10/10) in the school zone.
What is Edgestone at The Cliffs known for?
Edgestone is known for its elevated desert-contemporary homes with panoramic Red Rock Canyon and Spring Mountain views, Taylor Morrison construction quality, and a Cliffs village address that gives residents 5-minute access to Downtown Summerlin and 10-minute access to one of the Southwest's premier outdoor recreation areas.
Who should live in Edgestone at The Cliffs?
California relocators seeking Summerlin luxury at below-guard-gated pricing, families targeting Sig Rogich Middle School (10/10) and Palo Verde High School (8/10), and outdoor-lifestyle buyers who want Red Rock Canyon trails from their driveway rather than a 45-minute drive.
What is daily life like?
Morning trail runs on 150-plus miles of Summerlin paths, coffee at Downtown Summerlin 5 minutes east, weekend hikes at Red Rock Canyon 10 minutes west, and evenings with mountain-view sunsets — a lifestyle that draws former Bay Area and Southern California residents who expected to sacrifice quality of life for affordability.
Location
Where Is Edgestone at The Cliffs
Edgestone at The Cliffs sits along the elevated western rim of Summerlin's The Cliffs village in Las Vegas (ZIP 89135), approximately 20 miles west of the Strip. The community occupies roughly 80 acres of desert terrain with commanding views of Red Rock Canyon and the Spring Mountains.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Strip
20
Min
Airport
30
Min
Downtown LV
25
Min
Edgestone at The Cliffs
At a Glance$700K–$1.5M
Price Range
$1,000,000
Area Median List (89135)
42
Days on Market (Area)
280+
Homes
- Setting
- The Cliffs village, western Summerlin rim
- Acreage
- ~80 acres
- Homes
- 280+
- Established
- 2017
- Developer
- William Lyon Homes / Taylor Morrison
- Gate
- No (HOA-governed)
- HOA
- $180–$350/mo
- Schools
- Vanderburg ES (8) · Sig Rogich MS (10) · Palo Verde HS (8)
- Trails
- 150+ miles (Summerlin network)
- Sunshine
- 300 days/year
- Distance to Red Rock
- ~10 min
LIVABILITY REPORT CARD
How Does Edgestone at The Cliffs Score?
Edgestone earns top marks for schools, outdoor access, and Summerlin master-plan quality, with honest trade-offs on price relative to neighboring communities and the absence of a guard gate. Below is our category-by-category report card — the same six factors our agents walk through with every Cliffs village buyer before scheduling a tour.
Grade A: Schools
Sig Rogich MS (10/10) and Palo Verde HS (8/10) per GreatSchools — among the strongest public-school zonings in the Las Vegas Valley.
Grade A: Outdoor Access
10 minutes to Red Rock Canyon, 150+ miles of Summerlin trails, Fox Hill Park with disc golf and adventure playground minutes away.
Grade B+: Safety
Not guard-gated, but HOA-governed with low through-traffic and LVMPD coverage in a high-income, owner-heavy Summerlin village.
Grade B: Cost of Living
$700K–$1.5M entry is a premium proposition — though competitive against guard-gated Summerlin alternatives and far below comparable California mountain-view homes.
Grade A-: Amenities
5 minutes to Downtown Summerlin for shopping and dining, community parks, and the full Summerlin master-plan amenity infrastructure.
Grade A: Commute
5 minutes to Downtown Summerlin corporate corridor, 20 minutes to the Strip, immediate access to Summerlin Parkway and I-215.
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 Edgestone at The Cliffs a good place to live?
Yes — if top-rated schools, Red Rock Canyon access, and Summerlin master-plan quality top your list. Edgestone pairs 280+ desert-contemporary homes from $700K with a 10-minute drive to Red Rock Canyon, Sig Rogich Middle School (10/10) in the zone, and 5 minutes to Downtown Summerlin. The trade-offs are real — no guard gate, $180–$350 monthly HOA dues, and phase-specific finish variation — but for buyers who value outdoor lifestyle and school quality over gate staffing, few Summerlin Cliffs addresses compete at the price.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Edgestone at The Cliffs?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains Edgestone — the parent city holds 656,274 residents with a median household income of $66,820. Inside Edgestone, the profile is distinctly higher: community records show roughly 900+ residents across 280+ households, a median age of approximately 40, and average household income above $160,000.
The Census does not break the community out as its own place, so citywide figures are the statistical backdrop — presented as exactly that. Within Edgestone, our closing data shows a mix of young professional families targeting the Sig Rogich and Palo Verde school zone, California relocators drawn by the mountain views and Nevada tax advantages, and move-up buyers from other Summerlin villages upgrading to The Cliffs' western-rim address.
900+
vs Las Vegas 656,274
~40
vs Clark Co 38
$160,000+
vs Clark Co median $74,007
85%
vs Clark Co 59%
280+
vs Clark Co ~860,000
$700K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Edgestone is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Edgestone Area Growing?
Edgestone itself is largely built out at 280+ homes within its ~80-acre footprint; growth in The Cliffs village happens through Howard Hughes Corporation's controlled land releases in adjacent Cliffs parcels. Its 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 Edgestone remain among the most sought-after in the valley.
656,274Las Vegas residents (Census)
280+Edgestone homes
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, Edgestone's ~80-acre footprint and 280+ home count reflect a community that reached buildout in its early phases. Howard Hughes Corporation controls The Cliffs village land around it, limiting oversupply and supporting values. The surrounding ZIP 89135 corridor remains one of the valley's most liquid luxury markets, providing the comps and exit liquidity Edgestone owners rely on.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. 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 Edgestone at The Cliffs Score for Livability?
Edgestone scores highest on schools, outdoor access, and master-plan quality: Sig Rogich Middle School (10/10) in the zone, Red Rock Canyon 10 minutes west, and Howard Hughes Corporation's Summerlin infrastructure behind every amenity. The honest trade-offs are price — $700K to $1.5M — and the absence of a staffed gate. Six categories below, benchmarked to Census and GreatSchools data.
- 88A-
Overall Livability
- 94A
Schools (zoned + private)
- 78B+
Safety (non-gated)
- 52C+
Cost of Living
- 90A-
Outdoor & Amenities
- 86B+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Edgestone at The Cliffs Area Real Estate Market Trending?
The charts below show ZIP 89135 sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Edgestone trades against. The area median sits near $1,000,000 with approximately 42 days on market, reflecting The Cliffs village premium over the broader Las Vegas market.
Median Sold Price
$1,000,000 area median (ZIP 89135), past 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
42 median days in the ZIP area; premium-view lots trade slower
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active luxury market in ZIP 89135 per LVR — limited by Summerlin land supply
vs May 2025
Source: Las Vegas REALTORS
42
DAYS ON MARKET (AREA)
$1.0M
AREA MEDIAN (89135)
280+
HOMES IN EDGESTONE
< 1 hr
OUR RESPONSE TIME
LUXURY INVENTORY
Get matched with a
Cliffs village specialist.
Market Competitiveness
How competitive is the Edgestone at The Cliffs market right now?
The Cliffs village market is moderately competitive — ZIP 89135 averages about 42 days from list to accepted offer per Las Vegas REALTORS data, reflecting the luxury segment's longer decision cycle. Edgestone's 280+ homes are in strong demand from Sig Rogich-zone buyers and California relocators, while premium mountain-view lots trade at the higher end of the timeline.
62Moderate Luxury Competition
- 42 daysArea median DOM (sold, ZIP 89135)
- $700K–$1.5MEdgestone price range
- 280+Homes in Edgestone
- 10/10Sig Rogich MS — school zone draw
Is Edgestone at The Cliffs Right for You?
Who Should Buy a Home in Edgestone at The Cliffs?
Edgestone isn't one-size-fits-all — it's a 280+ home community spanning $700K entry-phase homes to $1.5M premium mountain-view lots, with a lifestyle that suits specific buyer types over others. Five profiles below match lifestyles to the Edgestone value proposition, followed by the honest pros and trade-offs our agents walk every client through.
Which Buyer Types Fit Best at Edgestone?
Families with School-Age Children
- Sig Rogich MS (10/10) — Nevada's top-rated public middle school
- Palo Verde HS (8/10) in the zone
- Fox Hill Park and 150+ miles of trails for active kids
- Quiet, HOA-governed streets with low through-traffic
California Relocators
- Desert-contemporary mountain views from $700K vs $2M+ in California
- Zero state income tax and 3% property-tax cap
- One-hour flight from SoCal, four hours' drive from the Bay Area
- Our relocation team handles virtual tours and phase comparison
Outdoor-Lifestyle Buyers
- Red Rock Canyon scenic loop 10 minutes west
- 150+ miles of Summerlin trails from your doorstep
- Bear's Best and TPC Summerlin within 15 minutes
- Fox Hill Park disc golf and adventure playground 5 minutes away
Move-Up Summerlin Buyers
- Cliffs village elevation and mountain-view lots above inner Summerlin
- Taylor Morrison's desert-contemporary floor plans vs older Summerlin stock
- Sig Rogich zone for families upgrading from other school districts
- Competitive pricing vs adjacent Sterling Ridge and The Ridges
Luxury Investors
- Howard Hughes land-control scarcity supporting Summerlin values
- ZIP 89135 luxury market with consistent demand from school-zone buyers
- 10/10 school zone drives resale demand beyond market cycles
- Competitive entry vs guard-gated Summerlin alternatives at $2M+
Best Fit For
- Families targeting top schools — Sig Rogich MS (10/10) and Palo Verde HS (8/10) in the zone — among the strongest public-school zonings in the Las Vegas Valley.
- California relocators — mountain-view desert-contemporary homes from $700K, zero state income tax, and 3% property-tax cap — a lifestyle upgrade at a fraction of coastal pricing.
- Outdoor-lifestyle buyers — Red Rock Canyon 10 minutes west, 150+ miles of Summerlin trails at the door, and Bear's Best golf within 15 minutes.
- Move-up Summerlin buyers — The Cliffs village elevation and desert-contemporary architecture at competitive pricing versus adjacent luxury communities.
- Long-hold luxury investors — Howard Hughes scarcity, consistent school-zone demand, and a ZIP 89135 market with structural upside support.
Ready to explore homes in Edgestone at The Cliffs? Our team knows every phase, view lot, and price-band subtlety in The Cliffs village.
Start Your Home SearchPros
- Sig Rogich Middle School (10/10) — one of Nevada's top public schools, in the Edgestone zone
- Red Rock Canyon National Conservation Area 10 minutes west — the closest of any major Summerlin community
- 150+ miles of Summerlin master-plan trails connecting directly from The Cliffs village
- Desert-contemporary homes from $700K — below guard-gated Summerlin alternatives at comparable quality
- Howard Hughes Corporation land-control scarcity protecting master-plan values
- 5 minutes to Downtown Summerlin for shopping, dining, and Las Vegas Ballpark events
- Zero state income tax and 3% property-tax cap under NRS 361.471
Honest Considerations
- Not guard-gated — Summerlin HOA governance without a staffed entrance or roving patrols
- $180–$350/mo HOA dues combining master and sub-association fees
- Phase-specific finish and warranty variation between 2017 original and later Taylor Morrison builds
- Limited new inventory — largely built out at 280+ homes, so resale timing can be tight
- Jumbo financing required above the conforming loan limit for higher-priced view lots
- Extreme summer heat — 105°F+ stretches July through September, like all Las Vegas Valley communities
Community Comparison
How Does Edgestone at The Cliffs Compare to Other Cliffs Village Communities?
A like-for-like comparison of The Cliffs village communities — entry pricing, builder, gate status, and who each suits — drawn from the community plan records and active-listing data via Las Vegas REALTORS. All sit in ZIP 89135 with the same school zone; the differences are builder, price tier, and lot position.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Edgestone at The Cliffs | From $700K | n/a* | ~42 | 280+ homes | School zone · Mountain views |
| Sterling Ridge at The Cliffs | From $800K | n/a* | n/a* | n/a* | Toll Brothers quality · Adjacent |
| Arista at The Cliffs | From $700K | n/a* | n/a* | n/a* | Comparable profile · Value |
| The Ridges (Summerlin) | From $2M | n/a* | n/a* | n/a* | Ultra-luxury · Guard-gated |
Source: Las Vegas REALTORS MLS data plus NREG community plan records, June 2026. All communities are in ZIP 89135, zoned Sig Rogich MS (10/10) and Palo Verde HS (8/10), with Summerlin trail access.
Community Deep Dive
What's Inside The Cliffs Village Communities?
Submarket 1
Edgestone at The Cliffs
Taylor Morrison desert-contemporary homes from 2,400 to 4,200 sq ft in The Cliffs' western rim position. Entry-friendly versus adjacent Toll Brothers product; premium lots with Red Rock Canyon views command strong price separation.
Browse Edgestone at The Cliffs homes →$700K+Median Price
~42Days on Market
280+ homesActive Listings
n/a*Price / Sq Ft
Submarket 2
Sterling Ridge at The Cliffs
Adjacent Cliffs community by Toll Brothers — slightly higher entry and similar mountain-view profile to Edgestone. Cross-shop both for phase-specific finish comparison before offering.
Browse Sterling Ridge at The Cliffs homes →$800K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Arista at The Cliffs
Neighboring Cliffs subdivision with comparable floor plans and Summerlin amenity access — useful cross-shop if Edgestone inventory is tight.
Browse Arista at The Cliffs homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
The Ridges (Summerlin)
Summerlin's guard-gated ultra-luxury enclave for buyers requiring 24-hour staffing and The Ridges Country Club. Entry begins near $2M — the step up from Edgestone when the gate is a hard requirement.
Browse The Ridges (Summerlin) homes →$2M+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Sig Rogich Middle School — The School-Zone Anchor
Sig Rogich Middle School (10/10 GreatSchools) is zoned to Edgestone at The Cliffs and is among the highest-rated public middle schools in Nevada. For families, this school-zone draw is the primary reason Edgestone commands a premium over comparable non-Cliffs Summerlin communities.
Browse Sig Rogich Middle School — The School-Zone Anchor homes →10/10GreatSchools Rating
8 minDrive from Edgestone
1,800+Students
CCSDPublic Zoned School
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cliffs
community fits?
BY ZIP CODE
How Does the Edgestone at The Cliffs ZIP Code (89135) Break Down?
Edgestone at The Cliffs sits entirely in ZIP 89135 — The Cliffs village corridor of Summerlin. The table below places Edgestone within its broader ZIP context, from community-specific homes to the surrounding Summerlin luxury neighborhoods that make this one of Las Vegas's most sought-after postal codes.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Edgestone at The Cliffs — desert-contemporary single-family homes | $700K–$1.5M (plan range) | n/a* | ~42 (area) | 280+ homes | n/a* |
| 89135 | Sterling Ridge at The Cliffs — Toll Brothers luxury | From $800K | n/a* | ~42 (area) | n/a* | n/a* |
| 89135 | Arista at The Cliffs — comparable Cliffs village | From $700K | n/a* | ~42 (area) | n/a* | n/a* |
| 89135 | Full ZIP 89135 Cliffs village benchmark — Summerlin luxury | ~$1,000,000 list / sold | — | ~42 | Liquid luxury market | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community analysis. *Community-level $/SF and year-over-year are intentionally omitted — enclave-scale samples too small for reliable stats. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Edgestone at The Cliffs Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, Howard Hughes Corporation, and GreatSchools — capture Edgestone at The Cliffs faster than any brochure: 280+ homes, a $700K–$1.5M price range, 10 minutes to Red Rock Canyon, and Sig Rogich MS (10/10) in the school zone.
$700K–$1.5M
Edgestone's full price range from entry-phase homes to premium mountain-view lots commanding Red Rock Canyon and Spring Mountain panoramas.
Community plan record
10/10
Sig Rogich Middle School GreatSchools rating — one of Nevada's highest-rated public middle schools, zoned to Edgestone at The Cliffs.
GreatSchools · CCSD
280+
Homes in Edgestone at The Cliffs across roughly 80 acres in The Cliffs village of Summerlin (ZIP 89135).
Community plan record
10 min
Drive from Edgestone's driveway to Red Rock Canyon — the shortest Red Rock commute of any major Summerlin village.
Community plan record · BLM
2017
The year William Lyon Homes (now Taylor Morrison) began developing Edgestone — desert-contemporary architecture with open-concept layouts.
Community plan record
$180–$350
Monthly HOA dues range combining the Summerlin master association and Edgestone sub-association, covering common areas and trail access.
Community plan record
150+
Miles of Summerlin master-plan trails connecting directly from The Cliffs village — walking, running, and cycling without leaving the community framework.
Howard Hughes Corporation
5 min
Drive to Downtown Summerlin — the valley's premier open-air retail, dining, and entertainment hub with 125+ shops and restaurants.
Community plan record · drive times
WHY EDGESTONE AT THE CLIFFS
Why Does Edgestone at The Cliffs Stand Apart From Its Peers?
From the Red Rock Canyon views to the 10/10 school zone, Edgestone occupies a niche few Summerlin communities fill at its price. The five advantages below are each tied to a verifiable source — Nevada Revised Statutes, GreatSchools, the Howard Hughes Corporation, the Bureau of Land Management, and the community plan record — so you can check every claim.
- GreatSchools · Clark County School District
Sig Rogich Middle School (10/10) in the zone
One of the highest-rated public middle schools in Nevada, zoned to Edgestone at The Cliffs — a rare combination of top school access and luxury mountain-view address at below-guard-gated pricing.
- Bureau of Land Management
Red Rock Canyon 10 minutes west
The roughly 195,000-acre Red Rock Canyon National Conservation Area — scenic loop, world-class hiking, technical climbing — is 10 minutes from Edgestone's driveway, closer than from any inner Summerlin village.
- Howard Hughes Corporation
Howard Hughes master-plan quality and scarcity
Every home in Edgestone benefits from Summerlin infrastructure — 150+ trail miles, parks, Downtown Summerlin, and controlled land releases that prevent oversupply across the 22,500-acre master plan.
- Nevada Revised Statutes 361.471 · Nevada Department of Taxation
Tax-capped carrying costs and zero state income tax
Nevada levies no personal income tax, and property-tax increases on a primary residence are capped at 3% per year under NRS 361.471 — predictable long-run ownership cost that California buyers immediately appreciate.
- Community plan record
Desert-contemporary architecture and mountain views
Taylor Morrison's desert-contemporary floor plans — 2,400 to 4,200 sq ft, expansive windows, indoor-outdoor living — frame Red Rock Canyon and the Spring Mountains, a lifestyle feature that never goes stale.
WHY BUY IN EDGESTONE AT THE CLIFFS
What Are the Top 10 Reasons to Buy a Home in Edgestone at The Cliffs?
Edgestone's case rests on school quality, outdoor access, and Summerlin scarcity: Sig Rogich MS (10/10), Red Rock Canyon 10 minutes west, and a master plan managed by Howard Hughes Corporation that controls land supply across 22,500 acres. Ten sourced reasons follow.
Sig Rogich MS (10/10) — Nevada's top-rated public middle school
Zoned to Edgestone — the strongest school-zone argument of any Cliffs village community at this price.
GreatSchools · CCSD
Red Rock Canyon 10 minutes from your driveway
The 195,000-acre conservation area with scenic loop, hiking, and climbing — the most accessible outdoor recreation of any Summerlin village.
Bureau of Land Management
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocating households.
Nevada Department of Taxation
3% property-tax cap on primary residences
Annual increases are capped by statute, making long-run carrying costs predictable.
NRS 361.471
150+ miles of Summerlin trails at the door
The Summerlin trail network connects The Cliffs to every village in the master plan — walking, running, and cycling without leaving the community.
Howard Hughes Corporation
Downtown Summerlin 5 minutes east
The valley's premier open-air retail and entertainment hub — shopping, dining, Las Vegas Ballpark, and community events.
Howard Hughes Corporation
Desert-contemporary luxury from $700K
Taylor Morrison homes from 2,400 to 4,200 sq ft with open-concept layouts, designer kitchens, and mountain-view windows.
Community plan record
Howard Hughes master-plan scarcity
Controlled land releases prevent oversupply across 22,500 acres — a structural support for Summerlin values unavailable in non-master-planned communities.
Howard Hughes Corporation
Palo Verde High School (8/10) in the zone
Strong public secondary zoning alongside top private options — The Meadows School and Bishop Gorman — within 15 minutes.
GreatSchools
The Cliffs village elevation and views
Edgestone's western-rim position delivers Red Rock Canyon and Spring Mountain panoramas from elevated lots — a premium that photogenic competitors inside the valley can't match at this price.
Community plan record · BLM
Builders
Who Built Homes in Edgestone at The Cliffs and Surrounding Villages?
Edgestone was developed by William Lyon Homes beginning in 2017, with the builder later merging into Taylor Morrison. The community is largely built out; new construction in The Cliffs village comes from adjacent Summerlin parcels managed by Howard Hughes Corporation. Incentives and available lots change monthly — verify current offerings before you tour.
Luxury & Move-Up
Taylor Morrison
Edgestone's builder via William Lyon Homes acquisition — desert-contemporary designs
Ultra-Luxury
Toll Brothers
Adjacent Cliffs community — Edgestone's closest luxury competitor
Family & Mid-Market
Lennar
Broadest Summerlin new-build selection in active villages
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing Summerlin options
Family
Richmond American
Value-oriented alternative outside The Cliffs village
Outdoor Recreation
What Outdoor Amenities Does Edgestone at The Cliffs Offer?
The Cliffs village position gives Edgestone the shortest drive to Red Rock Canyon of any occupied Summerlin community — 10 minutes west — while the full Summerlin trail network connects outward in every direction. The Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon National Conservation Area, accessible within 10 minutes via West Charleston Boulevard.
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 hiking, Calico Hills technical climbing, and Spring Mountains access. The closest Nevada outdoor recreation to any Summerlin village.
IN-COMMUNITY
The Cliffs Village Park
~8 acresPlayground · Walking paths · PicnicResidents
The neighborhood green space: playgrounds, walking paths, open lawn, and picnic areas that serve as the community's outdoor living room.
5 MIN
Fox Hill Park
~20 acresAdventure playground · Disc golf · TrailsFree
One of Summerlin's most popular active parks — zip lines, an adventure playground, disc golf, and trail connections make it a family weekend destination.
DOORSTEP
Summerlin Trail System
150+ milesHiking · Biking · WalkingFree
Howard Hughes Corporation's interconnected trail network threads every Summerlin village together — walk, run, or bike from Edgestone to Downtown Summerlin or toward the Red Rock trailheads without touching a road.
5 MIN
Downtown Summerlin
Open-air districtShopping · Dining · EventsFree
The valley's premier open-air retail hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and 125-plus shops and restaurants a short drive east.
10 MIN
Bear's Best Golf Course
18 holesGolfDaily fee
Jack Nicklaus Signature public course in Summerlin — one of the valley's most scenic rounds, with Spring Mountain backdrops and challenging layout.
15 MIN
TPC Summerlin
18 holesGolf · PGA Tour hostMember/guest
Home of the Shriners Children's Open PGA Tour event — a Summerlin landmark and one of the most recognized golf addresses in the Las Vegas Valley.
20 MIN
Las Vegas Springs Preserve
180 acresTrails · MuseumsTicketed
Botanical gardens, desert trails, and the Nevada State Museum at the historic springs that gave Las Vegas its name — an easy half-day cultural outing.
The Edgestone at The Cliffs Lifestyle
What Does a Weekend in Edgestone at The Cliffs Look Like?
Three outdoor moods within 10 minutes of your driveway: a morning trail run on 150-plus miles of Summerlin paths, an afternoon hike in the roughly 195,000-acre Red Rock Canyon per the Bureau of Land Management, and evening dinner at Downtown Summerlin's 125-plus restaurants just 5 minutes east — with Spring Mountain panoramas from your backyard.
280+Luxury Homes
10 minto Red Rock Canyon
150+Miles of Summerlin Trails
5 minto Downtown Summerlin
THIS WEEKEND'S OPEN HOUSES
Can You Tour Edgestone at The Cliffs Homes This Weekend?
Open houses in Edgestone are available but inventory is limited — with 280+ homes and 85% owner-occupancy, turnover is thin. Set up instant alerts to get notified the moment an Edgestone home schedules a showing, or browse every active listing and let us arrange private tours with our Cliffs village specialists.
Quick Answer
What does an HOA cost in Edgestone at The Cliffs?
Budget $180 to $350 per month, combining the Summerlin master HOA with the Edgestone sub-association. The master-plan portion funds 150+ miles of trails, parks, and Summerlin-wide amenities managed by Howard Hughes Corporation; the sub-association covers Edgestone common areas and landscaping. Always request the full resale package — dues, reserve study, assessment history, and CC&Rs — before going under contract. Transfer fees and capital contributions also vary by phase; price them into your offer math early.
Moving to Edgestone at The Cliffs
Should I Move to Edgestone at The Cliffs?
California households earning $400,000 pay 13.3% state income tax — zero in Nevada, a five-figure annual saving that funds most relocations. Desert-contemporary Edgestone at The Cliffs delivers Red Rock Canyon views and Summerlin trails at $700K, five minutes from Downtown Summerlin, per the Franchise Tax Board data and NREG relocation analysis.
Why California Buyers Are Choosing Edgestone at The Cliffs
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $36,000 per year in state income taxes alone. Edgestone adds what coastal neighborhoods can't match at the price: desert-contemporary homes from $700,000 with panoramic Red Rock Canyon and Spring Mountain views, a 3% property-tax cap on primary residences under Nevada Revised Statutes 361.471, and 150-plus miles of Summerlin trails at your door.
At a $1.2 million budget, San Jose buyers are looking at a dated mid-century rancher on a small lot. That same budget in Edgestone at The Cliffs secures a desert-contemporary home of 3,000–4,200 square feet with Red Rock Canyon views in a master-planned village five minutes from Downtown Summerlin — with schools that outperform most California public alternatives.
According to Las Vegas REALTORS, the ZIP 89135 market median sits near $1,000,000 for Edgestone-area homes. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. Howard Hughes Corporation controls Summerlin land releases, limiting supply across the master plan's 22,500 acres and supporting long-run values across The Cliffs village.
Edgestone residents are drawn from professional and executive households with average income above $160,000 per community records. The Downtown Summerlin corporate and retail corridor sits 5 minutes east, Summerlin Hospital Medical Center is 10 minutes away, and the Strip employment core is 20 minutes via Summerlin Parkway — proximity to both the valley's outdoor lifestyle and its economic drivers is precisely why Cliffs-village buyers relocate here.
Cost of Living Snapshot — Edgestone at The Cliffs vs. Bay Area
Day-to-day costs run meaningfully lower than coastal California across almost every category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and a 3% annual cap on primary-residence property tax increases. The category that shifts most dramatically: desert-contemporary mountain-view homes starting at $700,000 in Edgestone compare to $2M+ for comparable square footage in Marin County or Palo Alto.
| Metric | Edgestone at The Cliffs, NV | Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Price (mountain-view luxury) | From $700K | $2M+ (comparable SFR) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1%+ |
| Annual Property Tax Cap | 3% (NRS 361.471) | Prop 13 (varies) |
| Airport Commute | ~30 min (Harry Reid) | 45–90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Edgestone at The Cliffs Rental Market — Rent vs. Own
Executive leases in Edgestone are infrequent: 85% of households own per community records, and with only 280+ homes, rental listings appear a handful of times per year. Short-term vacation rentals are regulated by the City of Las Vegas and further restricted by Summerlin HOA covenants — never underwrite vacation-rental income on an Edgestone purchase without reading the CC&Rs first. Most buyers here are owner-occupants using the Summerlin address for its schools, trails, and mountain-view lifestyle.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Edgestone at The Cliffs? Our team specializes in out-of-state relocation — virtual tours framed against the Red Rock views, phase-by-phase build comparison, HOA document review, and closing coordination without requiring you to fly in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Edgestone at The Cliffs in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Edgestone 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 phase and price target
Decide whether you want established Phase 1 homes (from $700K), updated Phase 2 (from $850K), or premium mountain-view lots (from $1.1M). Each phase has distinct finish standards and HOA paperwork.
Get pre-approved — know your jumbo threshold
Conventional financing works for homes under the conforming loan limit; higher-priced view lots require jumbo loans with reserves — plan 20–25% down and liquid reserves of 6–12 months.
Hire a Cliffs village specialist
Edgestone pricing separates sharply by lot position and view orientation — phase knowledge and recent-comp judgment matter more than volume here. Work with an agent who tracks every Cliffs village listing.
Tour in person or virtually
Visit Edgestone during a morning golden hour to assess Red Rock Canyon views by light — the mountain-view premium is real, and the difference between an elevated and a flat lot is dramatic in person.
Write and negotiate the offer
Phase-specific comps, view orientation, and HOA documents all inform pricing. Ask our agents where the seller stands before you write — and price the HOA capital contribution into your offer math.
Request the full resale package
Order both the Summerlin master association and Edgestone sub-association packages: dues, reserve study, assessment history, and CC&Rs. Nevada escrows typically close in 30–45 days — request early.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys. Jumbo appraisals sometimes need extra time in The Cliffs because comparable sales volume is limited. Budget conservatively on the timeline.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the HOA for trail access, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Edgestone at The Cliffs Economy?
Edgestone residents are drawn from professional and executive households with average income above $160,000 per community records. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, anchored by the resort corridor and a growing tech and professional-services sector in the Summerlin corporate hub.
$160,000+Avg household income, EdgestoneNREG community plan record
85%Owner-occupied householdsCommunity plan record
5 minTo Downtown Summerlin corporate corridorProfessional and retail employment hub
20 minTo the Strip employment coreVia Summerlin Pkwy → I-15
Top Edgestone-Area Employers
- Downtown Summerlin corporate and retail corridorOffices, headquarters, and the valley's west-side professional employment hub — 5 minutes from Edgestone
- Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus serving The Cliffs village
- Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border
- The Strip resort corridorThe metro's hospitality and entertainment employment core, 20 minutes east
- Clark County School District (west region)Area campuses including Sig Rogich MS and Palo Verde HS in the Edgestone zone
- Howard Hughes CorporationSummerlin master-plan management and development operations
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
How Does Edgestone at The Cliffs Compare to Summerlin, Henderson & Las Vegas?
If you're weighing Edgestone against other premium Las Vegas addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Edgestone wins on school quality and Red Rock Canyon access, Summerlin broadly on master-plan depth and new construction, Henderson on citywide safety — sources are LVR, the U.S. Census, and GreatSchools.
| Metric | Edgestone at The Cliffs | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Price Range | $700K–$1.5M | From $450K (all villages) | From $350K | From $300K |
| Middle School Rating | 10/10 (Sig Rogich) | 9–10/10 (select zones) | 8–9/10 (select zones) | Varies widely |
| Drive to Red Rock Canyon | ~10 min | 10–25 min (by village) | 30–40 min | 20–30 min |
| HOA | $180–$350/mo | From $100/mo | Varies | Varies |
| Guard-Gated | No (HOA-governed) | Select enclaves (The Ridges) | Select enclaves | Select enclaves |
| Master Plan | Summerlin (Howard Hughes) | Summerlin (Howard Hughes) | Multiple (Cadence, Inspirada) | Multiple |
| Best For | Schools · Red Rock · Views | All lifestyles · Master plan depth | Families · Safety · Value | Selection · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, GreatSchools. Edgestone data per community plan record; city and county demographics are Las Vegas citywide — the Census does not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Edgestone at The Cliffs Cost You Each Month?
A $1,000,000 Edgestone purchase runs about $7,100 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property tax. The tabs below model your payment, compare renting, and budget the full carrying cost of a Cliffs village home.
Payment Estimator
Estimate Your Edgestone at The Cliffs Payment
$7,221
Estimated Monthly Payment
- Principal & Interest$5,988
- Property Tax$508
- Insurance$150
- HOA$200
- PMI$375
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 Edgestone at The Cliffs right now?
Rental supply in Edgestone is structurally thin — 85% of households own — so executive leases are rare and command firm pricing when they appear. For 5+ year holds in the Sig Rogich school zone, the scarcity math tilts strongly toward owning.
OWN (10% DOWN, 7%)
$7,300 / mo
- Principal & Interest
- $5,990
- Property Tax (~0.6%)
- $500
- Homeowners Insurance
- $170
- HOA (master + sub-association)
- $265
- PMI (10% down)
- $375
5-year net cost:~$225,000
Equity built:~$280,000
RENT (MODELED EXECUTIVE LEASE)
$4,200 / mo
- Executive-Home Lease (modeled)
- $4,200
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$272,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1M Edgestone home for five years nets out competitively versus leasing once principal paydown and appreciation are counted — and the owner builds roughly $280,000 in equity (including the down payment) while the renter builds none. School-zone demand and Summerlin scarcity support appreciation above the modeled 3% baseline.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $265/mo blended HOA, modeled $4,200 executive lease.
HOA Fees by Community
HOA Fees by Property Tier
Every Edgestone home funds two associations: the Summerlin master HOA (trails, parks, master-plan amenities) and the Edgestone sub-association (community common areas and landscaping). Request the full resale package — dues, reserves, and assessment history — early in escrow.
Summerlin Master Association
Included in combined dues
Summerlin Master HOA
Portion of $180–$350/mo total
Includes:
150+ miles of trails, community parks, master-plan amenities managed by Howard Hughes Corporation
Edgestone Sub-Association
Portion of $180–$350/mo total
Edgestone Community HOA
Varies by phase and lot
Includes:
Common-area landscaping, community standards enforcement, architectural review
Phase variation note
Phase-specific
Includes:
Phase 1 and Phase 2 sub-association structures may differ — confirm exact dues on the specific address
Due-Diligence Checklist
Request in escrow
Full resale package
Statutory right
Includes:
Current dues (both associations), reserve study, assessment history, CC&Rs for master and sub
Transfer and capital fees
Varies
Includes:
One-time charges at closing — price them into your offer math; they vary by association and phase
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Edgestone at The Cliffs?
The Cliffs village position gives Edgestone residents fast access to both the outdoor recreation of the Spring Mountains and the urban amenities of Downtown Summerlin and the Strip. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Edgestone destinations beat that number comfortably.
Drive Times from Edgestone at The Cliffs
- ~5 minDowntown Summerlin (shopping & dining)W Flamingo Rd east
- ~10 minRed Rock Canyon scenic loop entranceW Charleston Blvd west
- ~12 minSummerlin Hospital Medical CenterW Charleston Blvd / Rampart
- ~10 minBear's Best Golf CourseSummerlin Pkwy
- ~20 minLas Vegas StripSummerlin Pkwy → I-15
- ~25 minDowntown Las VegasUS-95 east
- ~30 minHarry Reid Intl AirportI-215 South
- ~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 Edgestone at The Cliffs?
Most Edgestone purchases close in 30 to 45 days through a Nevada escrow company; cash offers can close in 7 to 14 days. Jumbo-loan files sometimes need extra appraisal time because Cliffs village comparables are limited. HOA document review adds 5 to 7 business days — order both resale packages at contract signing.
Quick Answer
What down payment do you need to buy in Edgestone at The Cliffs?
Most Edgestone buyers put down 10% to 20%. On a $1,000,000 home that means $100,000 (10%) to $200,000 (20%). Conventional financing works for homes under the conforming loan limit; view lots above $766,550 require jumbo loans with reserves — plan 20–25% down and 6–12 months of liquid reserves. VA loans allow 0% down for eligible veterans, and Nevada's zero state income tax helps buyers save more quickly than in California.
Edgestone at The Cliffs FAQ — 18 Answers
What Do Edgestone at The Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Edgestone at The Cliffs?
Edgestone at The Cliffs homes range from roughly $700,000 to $1.5 million — elevated lots with Red Rock Canyon views carry the strongest premiums. The ZIP 89135 area median sits near $1,000,000 per Las Vegas REALTORS, and homes average about 42 days on market across 2,400 to 4,200 sq ft floor plans.
Is Edgestone at The Cliffs guard-gated?
No — Edgestone is not guard-gated. It operates under Summerlin master-plan HOA governance with maintained common areas and enforced design standards rather than a staffed entrance. That structure keeps dues in the $180 to $350 monthly range, below many gated alternatives in Summerlin. Buyers who require 24-hour staffing typically look at The Ridges nearby, where entry begins near $2 million.
Who built the homes in Edgestone at The Cliffs?
William Lyon Homes began developing Edgestone in 2017, and the builder has since merged into Taylor Morrison. Homes carry desert-contemporary architecture with open-concept layouts, expansive windows, and designer kitchens across 2,400 to 4,200 square feet. Because construction spans the brand transition, warranty coverage and finish standards can differ by phase — confirm the builder and any transferable warranties on the specific home you consider.
What are HOA fees in Edgestone at The Cliffs?
Plan on $180 to $350 per month, combining the Summerlin master association fee with the Edgestone sub-association charge for common-area upkeep. Exact dues vary by phase and lot, so the resale package is the authoritative source — order it early, since Nevada escrows typically close in 30 to 45 days and the HOA review window sits inside that clock. Our team can pull current dues and any pending assessments for a specific address before you write an offer.
What schools serve Edgestone at The Cliffs?
Edgestone is zoned to Clark County School District campuses that rank among the strongest in the valley: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. The Meadows School and Bishop Gorman High School serve private-school families, and Doral Academy Red Rock (9/10) is a nearby charter alternative. Verify zoning for any specific address with CCSD before committing — boundaries can shift between school years.
What is the drive time from Edgestone to Red Rock Canyon?
About 10 minutes via West Charleston Boulevard — one of the shortest commutes to a national conservation area from any Summerlin village. The roughly 195,000-acre Red Rock Canyon National Conservation Area offers the 13-mile scenic loop, world-class hiking, and technical climbing. Downtown Summerlin is only 5 minutes east, and the Strip is approximately 20 minutes via Summerlin Parkway and I-15.
How does Nevada's tax environment benefit Edgestone buyers?
Nevada levies zero state income tax, and the Clark County Assessor's effective property tax rate runs roughly 0.5–0.7% of assessed value. On a $1,000,000 Edgestone home that means approximately $5,000–$7,000 per year in property taxes — a fraction of what California carries. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%, making long-run ownership cost predictable for California relocators comparing Bay Area or Southern California costs.
What floor plans and square footage does Edgestone offer?
Edgestone floor plans run approximately 2,400 to 4,200 square feet across single-family detached homes. Designs feature open-concept great rooms, indoor-outdoor living spaces optimized for the Nevada climate, designer kitchens, and expansive windows framing Red Rock Canyon and the Spring Mountains. Later-phase homes include refreshed layouts and upgraded standard features versus the original 2017 phase — ask our agents to distinguish phases on any specific listing before you tour.
Is Edgestone at The Cliffs a good investment?
Edgestone benefits from structural Summerlin scarcity: Howard Hughes Corporation controls land releases, limiting oversupply across the master plan's 22,500 acres. The Cliffs village address and mountain-view lots command consistent premiums over interior Summerlin neighborhoods. Nevada's zero income tax and 3% property-tax cap reduce carrying costs versus comparable California addresses. With 280+ homes and sub-$1.5M entry pricing in a sought-after village, the community offers Summerlin exposure at below-The-Ridges price.
How does Edgestone compare to Sterling Ridge at The Cliffs?
Sterling Ridge is the adjacent Cliffs community by Toll Brothers, with slightly higher entry points — typically from $800K versus Edgestone's $700K floor — and a similar mountain-view profile. Edgestone was developed by William Lyon Homes / Taylor Morrison, producing desert-contemporary designs that buyers often prefer on interior finish. Both sit in ZIP 89135 with the same school zoning and trail access. The practical choice comes down to lot position, view orientation, and current available inventory.
What amenities are available to Edgestone residents?
Edgestone residents tap Summerlin's full master-plan amenity stack: 150-plus miles of interconnected trails, The Cliffs Village Park (8 acres of playgrounds, picnic areas, and walking paths), and Fox Hill Park with adventure playgrounds and disc golf nearby. Downtown Summerlin is 5 minutes east for shopping, dining, and community events including Las Vegas Ballpark. Red Rock Canyon's scenic loop and trailheads are 10 minutes west — an outdoor-lifestyle package few Las Vegas addresses can match.
What is the Summerlin master plan and who manages it?
Summerlin is a 22,500-acre master-planned community developed and managed by Howard Hughes Corporation on Las Vegas's western edge. It encompasses 25-plus villages, over 150 miles of trails, two golf courses, schools, parks, and Downtown Summerlin — the valley's premier open-air retail and entertainment hub. Howard Hughes controls land releases and enforces architectural and design standards across all villages including The Cliffs, protecting the consistency of quality and long-run values that buyers in Edgestone are buying into.
Is Edgestone at The Cliffs safe?
Edgestone sits within The Cliffs village of Summerlin — one of Las Vegas's most established, family-oriented master plans — with low through-traffic by design and Las Vegas Metropolitan Police Department coverage. While not guard-gated, Summerlin HOA governance enforces community standards and maintains common areas. Benchmark the surrounding area through FBI Uniform Crime Reporting data. In practice, The Cliffs village runs the quiet, low-incident character typical of owner-heavy, high-income Summerlin neighborhoods.
How does California compare to Nevada for Edgestone buyers?
California's top marginal state income tax is 13.3% per the Franchise Tax Board — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Edgestone adds what coastal neighborhoods can't answer at the price: desert-contemporary homes from $700K with mountain views, a 3% property-tax cap on primary residences, and 10 minutes to Red Rock Canyon. Bay Area buyers consistently find Summerlin's Cliffs village delivers a higher quality of life per dollar than comparable California addresses.
Can Nevada Real Estate Group help me buy or sell in Edgestone at The Cliffs?
Yes — Nevada Real Estate Group maintains an active presence throughout The Cliffs village and Summerlin. Our agents provide real-time market intelligence on inventory, pricing trends, and off-market opportunities across Edgestone, Sterling Ridge, Arista, and neighboring Cliffs communities. Call (702) 637-1759 to discuss your timeline, and we will pull current active listings, recent solds, and a micro-market analysis before your first tour.
What down payment do you need to buy in Edgestone at The Cliffs?
Most Edgestone buyers put down 10% to 20%. On a $1,000,000 home that means $100,000 (10%) to $200,000 (20%) at closing. Conventional financing works across most of the price range; homes above the conforming loan limit require jumbo loans with reserves — plan 20–25% down for anything above $766,550. VA loans allow 0% down for eligible veterans, and Nevada has no state income tax to eat into savings.
What does an HOA cost in Edgestone at The Cliffs?
Budget $180 to $350 per month, combining the Summerlin master HOA with the Edgestone sub-association. The master portion covers trail maintenance, parks, and Summerlin-wide amenities; the sub-association covers Edgestone common areas and landscaping. Always request the full resale package — dues, reserve study, assessment history, and CC&Rs — before going under contract. Transfer fees and capital contributions also vary; price them into your offer math.
How long does it take to close on an Edgestone home?
Most Edgestone purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — less common here than in ultra-luxury Summerlin communities but present on premium-view lots — can close in 7 to 14 days. Jumbo-loan files on higher-priced homes sometimes need extra appraisal time because Cliffs-village comparables are limited by inventory. HOA document review typically adds 5 to 7 business days inside the standard Nevada escrow window.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Edgestone at The Cliffs?
These are the eight queries Edgestone at The Cliffs buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, school data from GreatSchools and CCSD, and community facts from the plan record.
Is Edgestone at The Cliffs in Summerlin?
Yes — Edgestone is a community within The Cliffs village of the Summerlin master plan, managed by Howard Hughes Corporation in Las Vegas (ZIP 89135). It is not a separate city; it shares Summerlin's trail network, school zones, and master-plan amenities.
What is The Cliffs village?
The Cliffs is one of Summerlin's luxury villages on the elevated western rim of the master plan, positioned for panoramic Red Rock Canyon and Spring Mountain views. Communities in The Cliffs — including Edgestone, Sterling Ridge, and Arista — sit in ZIP 89135 and are zoned Sig Rogich MS (10/10) and Palo Verde HS (8/10).
Can you get Red Rock Canyon views from Edgestone?
Yes — elevated lots on The Cliffs' western rim provide commanding views of Red Rock Canyon and the Spring Mountains. Not every Edgestone lot has an unobstructed view; the premium-view lots at the community's highest elevations command $1.1M+ pricing. Ask our agents to identify the specific lots with the best western exposure before you tour.
Who are Taylor Morrison homes?
Taylor Morrison is a national homebuilder that acquired William Lyon Homes in 2020, inheriting Edgestone at The Cliffs mid-construction. They build desert-contemporary designs across the $700K–$1.5M range in The Cliffs village — open-concept floor plans with expansive windows and indoor-outdoor living spaces designed for the Nevada climate.
Is Edgestone at The Cliffs walkable?
It depends on your definition. The community connects directly to Summerlin's 150+ mile trail network, making it highly walkable for recreation — Fox Hill Park and The Cliffs Village Park are accessible on foot. Downtown Summerlin is 5 minutes by car but not a practical walk. It is not an urban walkable neighborhood; it is a suburban master-plan community where driving is the primary transport mode.
What is the school zone for Edgestone at The Cliffs?
Edgestone is zoned for Clark County School District: John C. Vanderburg Elementary (8/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools. Verify the current zone for any specific address at CCSD — boundaries can change between school years, and private alternatives like Bishop Gorman and The Meadows School are within 15 minutes.
How does Edgestone compare to The Ridges in Summerlin?
The Ridges is Summerlin's ultra-luxury guard-gated enclave starting near $2 million — Edgestone at The Cliffs offers a similar Cliffs-village address and mountain-view profile starting at $700K without the staffed gate. The practical choice comes down to whether a 24-hour guard is a hard requirement and whether the $1M+ price premium for The Ridges is justified by the specific lot and home on offer.
Can Nevada Real Estate Group help me buy in Edgestone?
Yes — we maintain an active presence throughout The Cliffs village. Call (702) 637-1759 and we'll pull current active listings, recent solds, and a phase-by-phase comparison before your first tour. We coordinate virtual showings for out-of-state buyers and can identify premium-view lots before they hit the broader market.
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 Cliffs village communities — the market knowledge 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.
Ready to make a move?
Want to Talk to an Edgestone at The Cliffs Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in The Cliffs village, knowing every phase, view lot, and school-zone subtlety is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Edgestone at The Cliffs?
Compare Edgestone with neighboring Cliffs village communities and broader Summerlin and Las Vegas options — all in ZIP 89135, sharing the Sig Rogich MS (10/10) zone and 150-plus miles of Summerlin trails. Each card pairs the commute with price positioning so you can judge whether a different community buys you more for your budget.
ADJACENT
Sterling Ridge at The Cliffs
From $800K
Adjacent in The Cliffs village
View Sterling Ridge at The Cliffs →A–Z INDEX
Which Cliffs Village Communities Can You Explore A–Z?
Edgestone at The Cliffs is one of several communities in Summerlin's The Cliffs village (ZIP 89135). The entries below index the Cliffs village and nearby Summerlin communities alphabetically — all sharing the Sig Rogich MS (10/10) zone and Summerlin trail access.
T
- The Cliffs Village (broader)
KEEP LEARNING
What Else Should You Read About Edgestone at The Cliffs?
These guides extend the research most Edgestone buyers do next — understanding the Summerlin market, comparing The Cliffs village to Henderson's luxury options, 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 placing Edgestone's Cliffs village position.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Edgestone at The Cliffs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Edgestone at The Cliffs is a 280+ home community; where community-level samples would be too small to be meaningful, we publish ZIP 89135 area benchmarks and the community plan record range — clearly labeled as such. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP code 89135 (The Cliffs village area). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Edgestone is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master-plan community data, trail mileage, village structure, and land-release policies. summerlin.com
- Clark County School District — School zone assignments for Edgestone at The Cliffs (Vanderburg ES, Sig Rogich MS, Palo Verde HS). ccsd.net
- GreatSchools.org — K-12 school ratings including Sig Rogich Middle School (10/10) and Palo Verde High School (8/10). greatschools.org
- 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. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation information. blm.gov
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data. bls.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator and buy-vs-rent model. 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