Ironwood at The Cliffs Homes For Sale

KEY TAKEAWAYS

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

Ironwood at The Cliffs is a single-family neighborhood in The Cliffs village of Summerlin (ZIP 89135), developed by Howard Hughes Corporation with homes priced $850K–$1.4M and an area median list near $950,000 per Las Vegas REALTORS. The takeaways below cover the neighborhood's key differentiators from schools to trails.

• The Cliffs village setting: higher-elevation Summerlin village near the Red Rock Canyon boundary, five minutes from Downtown Summerlin and ten from the canyon trailhead.
• Price range: $850K–$1.4M for contemporary desert single-family homes; no guard gate, but HOA dues of $100–$250/month fund the Summerlin master-plan amenities.
• Best for: families targeting Sig Rogich's 10/10 middle school and Palo Verde High, professionals relocating from California, and buyers wanting new-construction quality in a mature Summerlin setting.
• Outdoor lifestyle: 150+ miles of Summerlin trails start at the neighborhood edge; Red Rock Canyon is ten minutes west via West Charleston Boulevard.
• Do your homework: two HOA layers (master + sub), verify school zoning before you offer, and confirm builder incentive credits in total-cost analysis.

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

PRICE DISTRIBUTION

How Many Ironwood-Area Homes Sell in Each Price Range?

The 89135 ZIP area spans multiple Summerlin villages with price tiers ranging from the high $600Ks to multi-million custom estates, according to Las Vegas REALTORS MLS data. Ironwood's $850K–$1.4M range occupies the mid-tier in that landscape — entry-level Cliffs single-family at the low end and guard-gated enclaves above $2M at the top.

Counts reflect active MLS listings across ZIP 89135 · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Ironwood proper centers on the $850K–$1.4M band.

SAFETY & CRIME

Is Ironwood at The Cliffs Safe?

• LVMPDCity of Las Vegas police jurisdictionMetro patrol for The Cliffs village
• 78%Owner-occupied households in areaCommunity plan record
• 89135ZIP code — established Summerlin suburbOne of the valley's lower-incident ZIPs
• OpenNon-gated — CCSD and trail-connectedNo staffed gate; City police coverage

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community records per NREG plan data. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Ironwood at The Cliffs Score?

Ironwood earns top marks for schools, outdoor access, and master-plan infrastructure. The honest trade-off is price — $850K–$1.4M for non-gated single-family, and two HOA layers to budget. Below is the six-category report card our agents use with every Summerlin buyer before the first tour.

• A

  Grade A: Schools

  Sig Rogich Middle School (10/10), Palo Verde High (8/10), Vanderburg ES (8/10) per GreatSchools — among the strongest CCSD lineups in the valley.

• A

  Grade A: Outdoor Access

  150+ miles of Summerlin trails at your doorstep; Red Rock Canyon's 195,000-acre conservation area ten minutes west.

• B+

  Grade B+: Amenities

  Fox Hill Park (disc golf, zip lines), The Paseos Linear Park, Downtown Summerlin's 125+ shops and dining — five minutes from most of it.

• B

  Grade B: Safety

  Non-gated open-access community in one of Summerlin's strongest zip codes; City of Las Vegas police coverage, low incident rate area.

• B

  Grade B: Cost of Living

  Entry at $850K plus $100–$250/mo HOA is a premium proposition — competitive for Summerlin, far below comparable California pricing.

• A-

  Grade A-: Commute

  Five minutes to Downtown Summerlin, twenty to the Strip via Summerlin Parkway, thirty to Harry Reid Airport — strong valley access.

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 Ironwood at The Cliffs Area Growing?

Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin West corridors remain among the most in-demand in the valley. Howard Hughes Corporation continues phased land release in The Cliffs and adjacent western villages, maintaining the master plan's long-track appreciation profile.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown; Ironwood is not separately tabulated. Projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Ironwood at The Cliffs Score for Livability?

Ironwood scores highest on schools and outdoor access: Sig Rogich Middle School's rare 10/10 GreatSchools rating, Palo Verde High at 8/10, and 150+ miles of Summerlin trails at the neighborhood edge. The trade-offs are entry price ($850K–$1.4M) and the non-gated format. Six livability categories follow, benchmarked to CCSD, Census, and FBI data.

• 87A-

  Overall Livability

• 93A

  Schools (CCSD + private)

• 72B

  Safety (open-access)

• 52C+

  Cost of Living

• 88A-

  Amenities & Trails

• 85B+

  Location & Commute

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Ironwood at The Cliffs Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, days on market, and monthly closings from Las Vegas REALTORS MLS data. The 89135 ZIP area (Summerlin The Cliffs) benchmarks: $950,000 median list, 43 median days on market. Ironwood trades a handful of homes per month within that ZIP — treat the area series as the directional benchmark.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

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

The 89135 ZIP area had a 43-day median DOM in June 2026 per Las Vegas REALTORS data — moderately competitive. Well-priced Ironwood homes with quality finishes in the $850K–$1.1M band trade briskly; homes above $1.2M price to motivated buyers and allow negotiation. California relocators and move-up Summerlin buyers drive demand.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. 89135 ZIP area figures include The Cliffs and neighboring Summerlin villages.

Neighborhood Comparison

How Do The Cliffs Village Neighborhoods Compare?

A side-by-side of The Cliffs village neighborhoods — entry pricing, school and trail access, and buyer fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Because individual neighborhoods trade only a handful of homes per month, we publish entry points rather than per-neighborhood medians.

Source: Las Vegas REALTORS MLS data plus NREG community plan record, June 2026. Per-neighborhood $/SF and DOM are intentionally omitted — samples are too small to be meaningful.

Neighborhood Deep Dive

What's Inside The Cliffs Village Neighborhoods?

BY ZIP CODE

How Does ZIP 89135 Break Down for Ironwood Buyers?

ZIP 89135 spans multiple Summerlin western villages including The Cliffs, and the table below breaks the ZIP into its real corridors — from Ironwood's $850K–$1.4M single-family range to adjacent guard-gated and multi-million enclaves. The spread tells the story: the same postal code carries entry-level Summerlin homes and trophy estate land.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF omitted — neighborhood-scale samples are too small for meaningful medians. Boundaries per Clark County GIS.

WHY IRONWOOD AT THE CLIFFS

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

From Sig Rogich's 10/10 rating to the Red Rock Canyon boundary, Ironwood at The Cliffs occupies a sweet spot inside Summerlin. The five advantages below are each tied to a verifiable source — Howard Hughes Corporation, Nevada Revised Statutes, GreatSchools, and GLVAR MLS data — so you can check every claim.

1. 1

   Sig Rogich Middle School — 10/10

   A rare top rating for a public CCSD middle school; families in The Cliffs village access it as their zoned campus — no lottery required.

   GreatSchools.org
2. 2

   Red Rock Canyon ten minutes west

   The 195,000-acre Bureau of Land Management conservation area — the 13-mile scenic loop, world-class hiking, and climbing — is closer from Ironwood than from any other Summerlin village.

   Bureau of Land Management
3. 3

   150+ miles of Summerlin trails

   Howard Hughes Corporation's master trail network connects every corner of the village, letting residents walk or ride from home to parks, schools, and Downtown Summerlin without using a car.

   Howard Hughes Corporation
4. 4

   Nevada's zero state income tax + 3% cap

   No personal income tax and a 3% annual primary-residence cap under NRS 361.471 are built-in cost advantages over every California market Ironwood buyers compare against.

   Nevada Revised Statutes 361.471
5. 5

   $850K–$1.4M access to Summerlin quality

   Contemporary desert architecture from national builders inside a top-ranked master plan, at price points well below Summerlin's guard-gated enclaves — the best value-per-dollar on the amenity-to-price axis.

   LVR MLS data + Howard Hughes Corporation plan record

WHY BUY IN IRONWOOD AT THE CLIFFS

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

Ironwood's case rests on schools, trails, and Nevada tax advantages: zero state income tax and a 3% annual cap on primary-residence property taxes under Nevada Revised Statutes 361.471. Five minutes from Downtown Summerlin, Red Rock Canyon ten minutes west, and Sig Rogich Middle School's 10/10 rating round out the case at $850K–$1.4M. Ten reasons follow.

1. 1

   Sig Rogich MS — rare 10/10 public school

   The zoned middle school carries a 10/10 GreatSchools rating — one of the highest in Clark County for a traditional public campus.

   GreatSchools.org

2. 2

   Zero state income tax

   Nevada levies no personal income tax — significant annual savings for California households at virtually any income level.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs for the long hold.

   NRS 361.471

4. 4

   Five minutes to Downtown Summerlin

   125+ shops and restaurants, Las Vegas Ballpark, and City National Arena — all within a short drive.

   Howard Hughes Corporation

5. 5

   Red Rock Canyon ten minutes west

   195,000 acres of BLM conservation land — scenic loop, hiking, and climbing — the most direct canyon access in Summerlin.

   Bureau of Land Management

6. 6

   150+ miles of on-doorstep trails

   The Summerlin trail network connects home to parks, schools, and shopping without needing a car.

   Howard Hughes Corporation

7. 7

   Contemporary desert architecture

   Open-concept floor plans with energy-efficient systems and premium finishes from national builders — quality construction built to modern code.

   Community plan record

8. 8

   Howard Hughes Corporation master plan

   One of America's highest-ranked master-planned communities with sustained infrastructure investment and disciplined land release.

   Howard Hughes Corporation

9. 9

   $850K–$1.4M — below guard-gated comps

   Access to Summerlin's top school zone and trail network at prices well below Red Rock CC ($1.2M+) or The Ridges ($2M+).

   LVR MLS data

10. 10

    Palo Verde High zoning (8/10)

    The zoned public high school carries an 8/10 GreatSchools rating — a strong landing for families coming from competitive California school districts.

    GreatSchools.org

THIS WEEKEND'S OPEN HOUSES

Can You Tour Ironwood at The Cliffs Homes This Weekend?

Open houses in Ironwood are the standard Summerlin format — publicly posted on the MLS and accessible without gate clearance. Set up instant alerts to get notified the moment an Ironwood home schedules an open house, or browse every active listing now and let us arrange a private showing at your convenience.

RELOCATION TIMELINE

How to Relocate to Ironwood at The Cliffs in 8 Steps

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

1. 01

   Confirm your price tier and school priority

   Ironwood runs $850K–$1.4M, with the core family demand in the $850K–$1.1M band. If Sig Rogich Middle School zoning is the driver, verify the current CCSD assignment for any specific address before touring.

2. 02

   Get pre-approved at the right loan tier

   Most Ironwood homes finance conventionally or via jumbo at the upper end. VA loans work for eligible veterans. Have your lender confirm the loan tier and rate lock strategy before you tour — sellers here review financing depth.

3. 03

   Hire a Summerlin / Cliffs specialist

   The Cliffs trades only a handful of homes per month. An agent who tracks every active, pending, and recent comp in the village gives you a real pricing edge; a generalist working from stale data does not.

4. 04

   Tour in person or virtually

   Ironwood is open access — no gate clearance needed. Plan to walk the trail connections from the candidate home, check school-route safety, and drive W Charleston to Red Rock Canyon to confirm the ten-minute claim.

5. 05

   Write and negotiate the offer

   Financed offers compete on clean terms, verified pre-approval, and a reasonable inspection period. Ask your agent for the most recent accepted-offer structure in the target price band before you write.

6. 06

   Inspection and dual HOA document review

   Order both HOA packages simultaneously: Summerlin master association and the Ironwood sub-association. Review dues, reserves, and assessment history for each. Standard Nevada inspection contingency applies.

7. 07

   Clear conditions and fund through escrow

   Nevada closes through escrow companies, not attorneys. Expect 30–45 days from acceptance; jumbo appraisals may run a few days longer given the limited comp set in The Cliffs.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the Summerlin master and sub-HOA, then handle the Nevada DMV — license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Ironwood at The Cliffs Economy?

The Cliffs village is anchored by the Downtown Summerlin corporate corridor five minutes east. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically strong with diversified growth beyond gaming. Community records show average household income above $110,000 in The Cliffs — reflecting executives, professionals, and California relocators.

Top Ironwood-Area Employers

• Downtown Summerlin corporate & retail corridorThe west valley's major commercial hub — offices, headquarters, and the valley's most productive retail employment strip, five minutes east
• Summerlin Hospital Medical CenterMajor west-valley hospital and surrounding medical-office campus, about ten minutes from Ironwood
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations on the Summerlin border, seven to ten minutes from the neighborhood
• Howard Hughes CorporationMaster-plan developer and the largest private employer directly tied to Summerlin's continued development — offices near Downtown Summerlin
• City National Arena (Vegas Golden Knights)The NHL team's headquarters and practice facility at Downtown Summerlin — full-time staff and event employment
• Clark County School District (west campuses)Vanderburg ES, Sig Rogich MS, and Palo Verde HS employ hundreds of educators and support staff within the Ironwood school zone

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

COMMUNITY COMPARISON

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

If you're weighing Ironwood against other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Ironwood wins on school pipeline and trail access; Summerlin guard-gated enclaves add privacy; Henderson wins on citywide safety and new construction. Sources: LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Ironwood-specific figures are plan-record values; city and broader market figures are GLVAR/Census data. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Ironwood at The Cliffs?

West Charleston Boulevard, Summerlin Parkway, and the 215 Beltway give Ironwood residents fast multi-directional valley access. The mean Las Vegas commute runs about 25 minutes per U.S. Census ACS data — and most Ironwood destinations beat that. Downtown Summerlin is five minutes east; the Strip is twenty via Summerlin Parkway; Harry Reid Airport is about thirty.

Drive Times from Ironwood at The Cliffs

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~10 minRed Rock Resort (Station Casinos)W Charleston Blvd → Rampart
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~25 minDowntown Las VegasUS-95 east
• ~30 minHarry Reid Intl AirportI-215 south → I-15
• ~30 minHendersonI-215 east

Transportation Options

• Driving

  The default mode and unusually painless: W Charleston, Summerlin Parkway, and the 215 Beltway give Ironwood residents quick multi-directional access across the entire valley from a single western trailhead.

• RTC Transit

  RTC bus routes run the Charleston corridor east toward Downtown Las Vegas and the Strip, but Ironwood is an estate neighborhood built around driving — plan for car dependency.

• Cycling & Trails

  The 150+ mile Summerlin trail network connects from the front door to parks, schools, and shopping without using a car. For serious cyclists, Red Rock Canyon's 13-mile scenic loop starts ten minutes west on Charleston.

• Rideshare

  Reliable and reasonably priced from The Cliffs — airport runs cost roughly $35–$50, Strip trips around $25–$35. No gate delay on pickup since Ironwood is open access.

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 Ironwood at The Cliffs?

Most Ironwood buyers put down 10–20%. At an $850,000 entry price, plan roughly $85,000 (10%) to $170,000 (20%) for a conventional loan. Homes above the conforming loan limit require jumbo financing, where lenders typically want 20–25% down plus six to twelve months of reserves. VA loans allow 0% for eligible veterans — a meaningful advantage for military relocation buyers. Get pre-approved at the correct loan tier before touring; sellers in The Cliffs review financing depth, not just offer price.

PEOPLE ALSO ASK

What Else Do People Ask About Ironwood at The Cliffs?

These are the eight queries Ironwood 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 community facts from Howard Hughes Corporation's master-plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers throughout The Cliffs village and every other Summerlin neighborhood — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

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

Compare Ironwood with neighboring Summerlin villages and nearby Las Vegas communities. Each card pairs the commute time with price positioning so you can judge whether a guard gate, a golf community, or a lower entry point actually buys you more of what matters.

A–Z INDEX

Which Summerlin Communities Can You Explore A–Z?

Ironwood at The Cliffs is one neighborhood within The Cliffs village of Summerlin (ZIP 89135). The pages below cover adjacent Cliffs neighborhoods, the full master plan, guard-gated enclaves like Red Rock Country Club and The Ridges, and the broader Las Vegas and Henderson markets — useful context before narrowing your search.

Sources & Methodology

Where Does This Ironwood at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. Because Ironwood is a neighborhood-level community within ZIP 89135, we present ZIP-area statistics as area benchmarks — never neighborhood-only claims — and omit per-neighborhood medians that small monthly samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and active counts for ZIP 89135 (The Cliffs, Summerlin area). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan record: trail mileage, village structure, developer data, and community infrastructure. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Ironwood is not separately tabulated). census.gov/quickfacts
4. Clark County School District (CCSD) — School zoning assignments for Vanderburg ES, Sig Rogich MS, and Palo Verde HS. ccsd.net
5. GreatSchools.org — K-12 school ratings and test score data for The Cliffs village zoned campuses. greatschools.org
6. Clark County Assessor — Property tax rates, assessed values, and the effective rate calculation 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. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates for context. fbi.gov/ucr
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