Jade Ridge at The Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Jade Ridge at The Cliffs at a Glance?

Jade Ridge at The Cliffs is a contemporary single-family neighborhood in Summerlin's elevated western village, ZIP 89135, with homes priced $900K–$1.5M and a 44-day median DOM per Las Vegas REALTORS, master-developed by Howard Hughes Corporation. The takeaways below unpack the village, the schools, and the Red Rock Canyon lifestyle ten minutes west.

• The village: Jade Ridge is part of The Cliffs — Summerlin's newest western village tier with elevated lots, desert views, and direct trail-system connectivity.
• The price band: $900K–$1.5M for contemporary single-family homes; entry resales start near $900K with view-premium lots pushing toward $1.5M.
• Best for: move-up families wanting Summerlin schools and trails, California relocators trading coastal taxes for master-plan living, and outdoor enthusiasts near Red Rock Canyon.
• No guard gate: Jade Ridge is non-gated — buyers who want a staffed gate in Summerlin cross-shop The Ridges (from ~$2M) or Red Rock Country Club.
• Do your homework: HOA has two tiers (master + sub, $110–$260/mo), school zoning should be confirmed with CCSD, and jumbo financing applies above the conforming limit.

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

PRICE DISTRIBUTION

How Many Jade Ridge Area Homes Sell in Each Price Range?

ZIP 89135 skews strongly toward move-up pricing — nearly all active inventory lands above $700K per Las Vegas REALTORS MLS data, with the bulk concentrating in the $900K–$1.5M band where Jade Ridge homes typically fall. The price tiers below show where buyer competition concentrates across The Cliffs village area.

Counts reflect active MLS listings in ZIP 89135 (The Cliffs village area) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Jade Ridge homes typically fall in the $900K–$1.5M core tier.

SAFETY & CRIME

Is Jade Ridge at The Cliffs Safe?

• LowThrough-traffic by designCul-de-sac street pattern, The Cliffs village
• CCSDSchool infrastructure in communityZoned schools within The Cliffs area
• LVMPDLas Vegas Metro police coverageWest valley patrol jurisdiction
• HOACommunity standards enforcedHoward Hughes Corporation master plan

Sources: FBI Uniform Crime Reporting (latest available data), Howard Hughes Corporation. Community details per the plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Jade Ridge at The Cliffs Score?

Jade Ridge earns top marks for schools, outdoor access, and master-plan amenity depth, with honest trade-offs on entry price point and the drive time to the Strip. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first Cliffs village tour.

• A

  Grade A: Schools

  Palo Verde HS (8/10), Doral Academy Red Rock (9/10), and The Meadows School all serve the area — one of the strongest school environments in the Las Vegas Valley.

• A

  Grade A: Outdoor Access

  Red Rock Canyon ten minutes west, 150-plus miles of Summerlin trails at the doorstep, Fox Hill Park adjacent — the valley's best outdoor lifestyle setting.

• B+

  Grade B+: Amenities

  Downtown Summerlin five minutes away with 125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark; community parks throughout The Cliffs village.

• B

  Grade B: Safety

  Non-gated but quiet residential streets in a master-planned suburb; Summerlin-area communities consistently track below Las Vegas citywide crime averages.

• C+

  Grade C+: Cost of Living

  Entry near $900K is a move-up price point — though Nevada's zero income tax and 0.5–0.7% property tax rate significantly reduce total ownership cost vs. California.

• B+

  Grade B+: Commute

  Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — excellent for west-valley employment; longer for Strip/airport commuters.

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 Jade Ridge at The Cliffs Area Growing?

The Cliffs village is still developing — Howard Hughes Corporation controls land release, preventing oversupply — while its parent city Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts. Summerlin West and The Cliffs village remain the primary direction of new rooftop growth in the Las Vegas metro.

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 Jade Ridge at The Cliffs Score for Livability?

Jade Ridge at The Cliffs scores highest on schools, outdoor access, and master-plan depth: Palo Verde High (8/10) zoning, Red Rock Canyon ten minutes west, Downtown Summerlin five minutes away. The honest trade-offs are a move-up entry near $900K and no guard gate. Six categories follow, benchmarked to Census and community data.

• 84A-

  Overall Livability

• 88A

  Schools (zoned + private)

• 70B

  Safety (master plan)

• 48C+

  Cost of Living

• 85A-

  Amenities

• 80B+

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Jade Ridge at The Cliffs Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark The Cliffs village trades against. ZIP 89135 cards report the community-level benchmarks: approximately $1,000,000 median list and 44 median days on market.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Jade Ridge at The Cliffs Market Right Now?

The Cliffs village is a measured market — 44 median days on market in ZIP 89135 per Las Vegas REALTORS data reflects deliberate move-up buyers who research carefully before writing. Well-priced homes in The Cliffs with strong views or upgraded finishes move faster; homes that need work or are priced above comps sit longer.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures cover The Cliffs village broadly — Jade Ridge-specific counts are a subset.

Neighborhood Comparison

How Do The Cliffs Village Neighborhoods Compare?

A side-by-side of The Cliffs village sections — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: individual section inventory is thin month-to-month, so we publish entry points and lifestyle fit rather than unreliable per-section medians.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples are too small to be meaningful. ZIP 89135 benchmarks: 44-day median DOM, ~$1.0M median list.

Neighborhood Deep Dive

What's Inside The Cliffs Village Neighborhoods?

BY ZIP CODE

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

ZIP 89135 covers The Cliffs village and adjacent Summerlin West sections — a move-up corridor where the vast majority of homes are priced above $700K. The table below breaks the ZIP into its real pricing tiers, from The Cliffs elevated sections to newer adjacent phases, per Las Vegas REALTORS MLS data.

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

WHY JADE RIDGE AT THE CLIFFS

Why Does Jade Ridge at The Cliffs Stand Apart From Its Peers?

From the elevated lot positions to the Red Rock Canyon trailhead ten minutes away, Jade Ridge occupies a niche few Summerlin neighborhoods fill. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Howard Hughes Corporation master-plan data, GreatSchools ratings, and the community record — so you can check every claim.

1. 1

   The closest Summerlin village to Red Rock Canyon

   Ten minutes to the BLM scenic loop trailhead — no other Summerlin village gives outdoor enthusiasts faster access to 195,000 acres of Mojave wilderness.

   Bureau of Land Management · drive times
2. 2

   Elevated lot positions and desert views

   The Cliffs escarpment provides natural elevation with Red Rock Canyon and valley views that flat Summerlin sections cannot offer at any price.

   Community plan record
3. 3

   Master-plan amenity depth

   Summerlin's 150-plus-mile trail network, Downtown Summerlin five minutes away, and Howard Hughes Corporation's staged development model that keeps improving the community.

   Howard Hughes Corporation
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs dramatically below comparable California communities.

   Nevada Revised Statutes 361.471
5. 5

   Top-tier school environment

   Palo Verde High (8/10) zoning, Doral Academy Red Rock (9/10) charter option, and Bishop Gorman nearby — the strongest school environment in the valley for non-gated living.

   GreatSchools · Nevada Report Card

WHY BUY IN JADE RIDGE AT THE CLIFFS

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

Jade Ridge's case rests on master-plan quality and outdoor lifestyle: contemporary homes on elevated lots with Red Rock Canyon views, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and five minutes to Downtown Summerlin. Ten sourced reasons follow.

1. 1

   Closest Summerlin village to Red Rock Canyon

   Ten minutes to the BLM scenic loop — the valley's best outdoor lifestyle at the community's doorstep.

   Bureau of Land Management · drive times

2. 2

   Zero state income tax

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

   California Franchise Tax Board / Nevada Dept. of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute, keeping long-run ownership costs predictable.

   NRS 361.471

4. 4

   Contemporary architecture on elevated lots

   Desert-contemporary homes with views that flat Summerlin sections cannot offer — a premium baked into the land, not just the build.

   Community plan record

5. 5

   Howard Hughes Corporation master plan

   Controlled land release, design standards, and ongoing infrastructure investment — the most professionally managed master plan in the Las Vegas Valley.

   Howard Hughes Corporation

6. 6

   Palo Verde High School (8/10) zoning

   One of Summerlin's top public high schools, with Doral Academy Red Rock (9/10) as a charter alternative.

   GreatSchools · Nevada Report Card

7. 7

   Five minutes to Downtown Summerlin

   125-plus shops, restaurants, City National Arena, and Las Vegas Ballpark — the west valley's most complete walkable retail hub.

   Howard Hughes Corporation

8. 8

   150-plus-mile Summerlin trail network

   Trails connect Jade Ridge to parks, schools, and shopping — a daily-use amenity that elevates the lifestyle over comparable Las Vegas suburbs.

   Howard Hughes Corporation

9. 9

   Move-up price point with long-run scarcity

   The Cliffs village's controlled land release prevents oversupply — supply discipline that protects well-bought positions over a 5-plus-year hold.

   Howard Hughes Corporation / NREG analysis

10. 10

    No Nevada income, estate, or inheritance tax

    Nevada is one of nine states with no income tax — and it also has no estate or inheritance tax, a meaningful advantage for wealth-transfer planning.

    Nevada Department of Taxation

THIS WEEKEND'S OPEN HOUSES

Can You Tour Jade Ridge at The Cliffs Homes This Weekend?

Open houses do occur in The Cliffs village, though the move-up market means most sellers prefer appointment-only showings coordinated with the listing agent. Set up instant alerts to get notified the moment a Jade Ridge home schedules an open house — or browse every active listing now and let us arrange private showings.

RELOCATION TIMELINE

How to Relocate to Jade Ridge at The Cliffs in 8 Steps

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

1. 01

   Set a budget and target price band

   Jade Ridge homes run $900K–$1.5M. Decide whether you're targeting the $900K–$1.2M core or the $1.2M–$1.5M premium tier with larger lots or better views — each carries different financing paths.

2. 02

   Get pre-approved — jumbo-aware

   Homes above ~$766,550 require jumbo financing with 20–25% down and reserves. Conventional financing works for some entry-level Jade Ridge homes. Get pre-approved before touring — The Cliffs inventory moves steadily.

3. 03

   Hire a Cliffs village specialist

   Section-level inventory is thin month-to-month; knowing which lots have Red Rock Canyon views vs. valley-facing elevations matters at the $1M+ tier. Work with an agent who tracks every Jade Ridge and Cliffs village listing.

4. 04

   Tour in person or virtually

   Most Jade Ridge sellers schedule by appointment; we coordinate same-day showings in most cases. Virtual tours work well for California buyers — we can walk the lot elevation and orientation via video call before you fly in.

5. 05

   Write and negotiate the offer

   Move-up buyers in The Cliffs tend to be deliberate — sellers here are accustomed to negotiated terms. Ask us where each seller actually stands before you write, and come in with a clean pre-approval.

6. 06

   Inspection and HOA document review

   Order the resale package early: dues, reserve study, assessment history, CC&Rs. Review both master HOA and sub-association documents — they are separate and each has its own rules and reserve line.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. Jumbo files on $1.5M Jade Ridge homes may need extra appraisal time — discuss the timeline with your lender upfront.

8. 08

   Close, move, and register

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

ECONOMY & JOBS

What Drives the Jade Ridge at The Cliffs Economy?

Jade Ridge residents plug into Summerlin's professional economy: executives, physicians, entrepreneurs, 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 $110,000 — with The Cliffs village skewing higher toward the move-up professional profile.

Top Jade Ridge Area Employers

• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about ten minutes east on Summerlin Parkway
• Downtown Summerlin corporate & retail corridorOffices, headquarters, and the west side's retail employment hub — five minutes from Jade Ridge
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations at the Summerlin gateway, about fifteen minutes east
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway and I-15
• Clark County School District (west region)Summerlin-area campuses including Palo Verde High School and John C. Vanderburg Elementary
• Howard Hughes CorporationOngoing master-plan development, leasing, and asset management for Summerlin's 22,500-acre footprint

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

COMMUNITY COMPARISON

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

If you're weighing Jade Ridge against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Jade Ridge wins on outdoor access and Red Rock Canyon proximity; Summerlin West wins on new construction; Henderson wins on citywide safety stats — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Jade Ridge figures are community plan-record values; city and county demographics are sourced from Census and LVR. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Jade Ridge at The Cliffs?

The Cliffs village sits on Summerlin's western edge with West Charleston Boulevard, Summerlin Parkway, and the I-215 Beltway providing fast multi-directional access. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Jade Ridge destinations inside Summerlin beat that comfortably.

Drive Times from Jade Ridge at The Cliffs

• ~5 minDowntown Summerlin (shopping & dining)W Charleston Blvd east
• ~10 minSummerlin Hospital Medical CenterSummerlin Pkwy east
• ~10 minRed Rock Canyon NCA entranceW Charleston Blvd west
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid Intl AirportI-215 South
• ~25 minDowntown Las VegasUS-95 east
• ~45 minMount CharlestonUS-95 north → SR-157
• ~35 minHendersonI-215 east

Transportation Options

• Driving

  The default — The Cliffs village connects directly to W Charleston Blvd, Summerlin Parkway, and the I-215 Beltway. West-valley professional destinations are almost all reachable inside 15 minutes.

• RTC Transit

  Routes run the Charleston corridor just outside The Cliffs, but this is a master-planned suburb built around driving — residents should not plan a car-free lifestyle.

• Cycling & Trails

  Summerlin's 150-plus-mile trail system connects Jade Ridge to parks, schools, and Downtown Summerlin without touching a road. Red Rock Canyon's scenic loop — one of the Southwest's best road rides — starts ten minutes west.

• Rideshare

  Fast and reliable this far into Summerlin; airport runs cost roughly $40–$55, and Summerlin Parkway access keeps rideshare times competitive with driving.

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 Jade Ridge at The Cliffs?

Most Jade Ridge buyers put down 10–20%. On a $1,000,000 home that means $100,000–$200,000; homes above the conforming jumbo threshold (~$766,550 in 2026) require 20–25% down with reserves. VA loans allow 0% for eligible veterans. Get pre-approved before touring — The Cliffs village inventory moves steadily and sellers favor buyers with clean, verified financing in hand.

PEOPLE ALSO ASK

What Else Do People Ask About Jade Ridge at The Cliffs?

These are the eight queries Jade Ridge buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, 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 — from Jade Ridge resales to new-construction phases in neighboring sections. That depth is behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Jade Ridge at The Cliffs?

Compare Jade Ridge at The Cliffs with neighboring Summerlin villages and nearby Las Vegas communities — from The Cliffs village sections adjacent in ZIP 89135 to Henderson 35 minutes southeast. Each card pairs commute time with price positioning so you can judge whether a different lifestyle actually buys more home for the money.

A–Z INDEX

Which The Cliffs Village Neighborhoods Can You Explore A–Z?

The Cliffs village spans several neighborhood sections across ZIP 89135 — Jade Ridge, Oluna at The Cliffs, Red Rock Country Club, and The Ridges among them — indexed alphabetically here for orientation. Our team can pull current listings, HOA documents, and school-boundary details for any section on request.

Sources & Methodology

Where Does This Jade Ridge at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. ZIP 89135 statistics are presented as area benchmarks — not Jade Ridge-only claims — because the community is a sub-section of the broader Cliffs village ZIP code. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list price, days on market, and active/closed counts for ZIP code 89135 (The Cliffs village area). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Jade Ridge is not separately tabulated). census.gov/quickfacts
3. Howard Hughes Corporation — Summerlin master-plan data, trail network, village descriptions, and development status. summerlin.com
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Clark County School District (CCSD) — School zoning, attendance boundaries, and campus information for The Cliffs village area. ccsd.net
7. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for CCSD and private campuses. greatschools.org
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
11. California Franchise Tax Board — California top state income tax rate (13.3%) cited in the relocation tax comparison. ftb.ca.gov

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026