Talus at The Cliffs Homes For Sale

KEY TAKEAWAYS

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

Talus at The Cliffs brings Lennar's Everything's Included new construction to Summerlin's Cliffs village at $550K–$900K — ZIP 89135 median list $700,000 per Las Vegas REALTORS, 40 median days on market — with Las Vegas demographics per the U.S. Census Bureau. Five takeaways cover what matters most before you visit the model homes.

• New construction pricing: Lennar's Everything's Included homes run $550K–$900K — 1,800–3,400 sq ft with premium finishes standard, no surprise upgrade costs.
• Top-tier school zone: Rogich Middle School (10/10) and Bonner Elementary (9/10) are among the strongest public schools in Clark County.
• Best for: families, first-time move-up buyers, and California relocators valuing new builds over guard-gated prestige.
• Howard Hughes master plan: supply discipline and deed restrictions protect long-run value inside Summerlin.
• Red Rock Canyon 10 minutes west: trails, climbing, and scenic drives from your driveway.

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

PRICE DISTRIBUTION

How Many 89135 Homes Sell in Each Price Range?

Across ZIP 89135, 67 homes were active in June 2026 per Las Vegas REALTORS MLS data — spanning from entry-level resale to luxury Cliffs village estates. The bands below show where competition concentrates, with Talus at The Cliffs new construction occupying the $550K–$900K core.

Counts reflect active MLS listings in ZIP code 89135 · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Talus at The Cliffs new construction concentrates at $550K–$900K — the 40 listings in that combined band are the community's true competitive set.

SAFETY & CRIME

Is Talus at The Cliffs Safe?

• LVMPDCoverage since 2019Community association security
• 85%Owner-occupied (community stability)HOA-funded maintenance
• FBI UCRBenchmarking availableVerify area crime before purchase
• HHCMaster plan CC&R enforcementDeed restrictions protect standards

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

LIVABILITY REPORT CARD

How Does Talus at The Cliffs Score?

Talus at The Cliffs earns top marks for schools, outdoor access, and new construction value, with honest trade-offs on cost of living relative to the valley average and no guard gate. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour of the model homes.

• B+

  Grade B+: Safety

  Open community with LVMPD coverage; Summerlin master plan maintains standards; low incident rate for the area.

• A

  Grade A: Schools

  Bonner (9/10) + Rogich (10/10) + Palo Verde (8/10) is the strongest public cluster in 89135.

• B-

  Grade B-: Cost of Living

  $550K–$900K entry with $100–$270/mo HOA is attainable new construction but above valley average.

• B+

  Grade B+: Amenities

  Fox Hill Park walkable, Downtown Summerlin 5 min, Red Rock Canyon 10 min.

• A

  Grade A: Outdoor Access

  Red Rock Canyon 10 min; Fox Hill Park disc golf on-site; Summerlin trail network.

• A-

  Grade A-: Commute

  215 Beltway 5 min; 20 min Strip; 30 min airport.

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 Talus at The Cliffs Area Growing?

Talus at The Cliffs is still building out — 250+ homes across 55 acres, with Lennar actively selling new construction. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Cliffs village in 89135 remains among the most in-demand new construction corridors in the city.

Sources: U.S. Census Bureau 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 Talus at The Cliffs Score for Livability?

Talus at The Cliffs scores highest on schools, outdoor access, and new construction value: Rogich Middle (10/10), Fox Hill Park walkable, and Lennar's Everything's Included at $550K–$900K. The honest trade-offs are cost of living above the valley average and no guard gate. Six categories below, benchmarked to Census and FBI data.

• 88A-

  Overall Livability

• 94A

  Schools

• 72B+

  Safety

• 62B-

  Cost of Living

• 82B+

  Amenities

• 85A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

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

The charts below show ZIP 89135 sold medians, market time, and monthly active inventory from Las Vegas REALTORS MLS data — the liquid benchmark Talus at The Cliffs trades within. With 250+ homes, per-community monthly series run thin, so the cards report ZIP-area benchmarks: $700,000 median list, 40 median days, 67 active listings in June 2026.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

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

Talus at The Cliffs is an active new-build market — Lennar sells from a standing inventory of quick-move-in homes plus to-be-built contracts. The 40-day median DOM reflects both the new construction pipeline and resale dynamics in 89135. Buyers with pre-approval in hand move fastest with Lennar; resale Talus homes get multiple offers when priced to current comps.

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

Village Comparison

How Do Summerlin's Cliffs-Area Villages Compare?

A like-for-like comparison of Summerlin's Cliffs-area villages — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 250+ homes total, per-community market medians would be statistical noise, so we publish entry points and village character instead.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-community $/SF, DOM, and listing counts are intentionally omitted — samples inside one Cliffs village are too small to be meaningful. ZIP 89135 benchmarks: 40-day median DOM, 67 active listings.

Village Deep Dive

What's Inside Summerlin's Cliffs Villages?

BY ZIP CODE

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

Talus at The Cliffs sits in ZIP 89135, which spans the broader Cliffs village and surrounding Summerlin corridors. The table below breaks the ZIP area into its real corridors, from Lennar new construction to guard-gated estates. The spread is the story: the same ZIP carries $550K new builds and $2M+ luxury estates, per Las Vegas REALTORS MLS data.

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

WHY TALUS AT THE CLIFFS

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

From Lennar's Everything's Included finishes to the 10/10 school zone, Talus at The Cliffs occupies a niche few Summerlin communities fill at this price. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes 361.471, GreatSchools ratings, Census figures, and the community plan record — so you can check every claim.

1. 1

   Top-rated CCSD school zone in 89135

   Rogich (10/10), Bonner (9/10), and Palo Verde (8/10) is the strongest public school cluster in the Cliffs village — and one of the best in all of Clark County.

   GreatSchools · Clark County School District
2. 2

   Lennar Everything's Included standard

   Premium finishes at no upcharge: stainless appliances, quartz countertops, smart home tech, and upgraded flooring bundled into the $550K–$900K base price — zero upgrade surprises.

   Lennar builder program
3. 3

   Red Rock Canyon 10 minutes west

   One of the Southwest's best hiking, climbing, and scenic drive destinations — 195,000 BLM-managed acres accessible in 10 minutes from Talus at The Cliffs.

   Bureau of Land Management
4. 4

   Howard Hughes master plan supply discipline

   Supply restrictions, design standards, and deed covenants protect long-run value across all Summerlin villages. The 55-acre Talus footprint limits the total rooftop count to ~250 homes — engineered scarcity.

   Howard Hughes Corporation master plan
5. 5

   Zero state income tax + 3% property-tax cap

   Nevada levies no personal income tax — five-figure annual savings for most California households. Annual property-tax increases on a primary residence are capped at 3% under NRS 361.471.

   Nevada Revised Statutes 361.471

WHY BUY IN TALUS AT THE CLIFFS

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

Talus at The Cliffs' case rests on school zoning, new construction quality, and outdoor access: Rogich Middle (10/10), Lennar's Everything's Included program, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and Red Rock Canyon 10 minutes west. Ten sourced reasons follow.

1. 1

   Lennar Everything's Included — premium finishes standard

   Stainless steel appliances, quartz countertops, smart home technology, and upgraded flooring are included at no upcharge — the price you see is the price you pay.

   Lennar builder program

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs long-term.

   NRS 361.471

4. 4

   10/10 Sig Rogich Middle School zoning

   The highest-rated middle school in 89135 — and one of the best public middle schools in all of Clark County.

   GreatSchools

5. 5

   Howard Hughes master plan supply discipline

   Supply restrictions, design standards, and CC&Rs protect long-run value across all Summerlin villages.

   Howard Hughes Corporation

6. 6

   10 min to Red Rock Canyon

   195,000 BLM-managed acres of hiking, climbing, and scenic drives — some of the best outdoor recreation in the Southwest, 10 minutes from your driveway.

   Bureau of Land Management

7. 7

   5 min to Downtown Summerlin

   Shopping, dining, Las Vegas Ballpark, and seasonal events — the west valley's hub is a 5-minute drive east.

   Community plan record

8. 8

   New construction warranties

   Lennar structural, systems, and appliance warranties cover major issues post-close — significantly reducing early repair risk versus resale.

   Lennar builder program

9. 9

   85% owner-occupied — stable neighborhood

   An invested, long-term resident base keeps the community well-maintained and safe.

   Community plan record

10. 10

    Fox Hill Park walkable disc golf and playground

    20 acres with disc golf, adventure playground, and hiking trails — walkable from most Talus streets.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Talus at The Cliffs Homes This Weekend?

Talus at The Cliffs Lennar model homes are open most weekdays and weekends — no appointment needed for new construction tours. Resale Talus homes typically schedule open houses on weekends. Set up listing alerts to get same-day notice when a Talus home goes on market, or browse all active 89135 listings now.

RELOCATION TIMELINE

How to relocate to Talus at The Cliffs in 8 steps

From first research to keys-in-hand, here's the 8-10 week timeline most Talus at The Cliffs buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Research school zoning and floor plans

   Confirm Bonner/Rogich/Palo Verde zoning for your address. Review Lennar floor plans — single-story vs. two-story, 1,800–3,400 sq ft — and decide which configuration fits your household.

2. 02

   Get pre-approved before visiting Lennar

   Lennar sales offices negotiate better with pre-approved buyers. Determine your financing path — FHA at 3.5% down (entry tier), conventional, or VA (0% for eligible veterans) — before your model home visit.

3. 03

   Hire a Talus at The Cliffs buyer specialist

   Lennar pays buyer's agent fees — representation costs you nothing. An agent who knows Talus inventory, quick-move-in timelines, and builder incentive cycles is your best negotiating asset.

4. 04

   Tour model homes and quick-move-in options

   Lennar model homes are typically open daily — no appointment needed. Also ask about quick-move-in homes (already framed or near completion, closing in 30–45 days) alongside to-be-built contracts.

5. 05

   Write and negotiate the purchase contract

   Lennar negotiates most on closing cost credits and rate buydowns — less on list price. Your agent will know where the current incentive leverage sits before you sign a builder contract.

6. 06

   Inspection, HOA docs & due diligence

   Order the resale package early: current dues, reserve study, and association history. For new construction, review the builder warranty document and HOA governing documents at contract signing.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; new construction closes in 30–90 days from contract depending on build stage. Lock your rate early — floating a 90-day build period exposes you to rate movement.

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 Talus at The Cliffs Economy?

Talus at The Cliffs runs on a professional-family economy: dual-income households, educators, healthcare workers, and remote professionals 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 here above $120,000 — nearly double the Clark County median.

Top Talus at The Cliffs Area Employers

• Downtown Summerlin corporate & retail corridorOffices, corporate headquarters, and the west side's retail employment hub, 5 minutes east
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, approximately 12 minutes away
• 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 via the 215 Beltway
• Clark County School District (area campuses)Bonner Elementary, Rogich Middle, Palo Verde High, and surrounding CCSD campuses
• Howard Hughes CorporationMaster plan operations, development, and commercial corridor management

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

COMMUNITY COMPARISON

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

If you're weighing Talus at The Cliffs against the valley's other popular addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Talus wins on new construction and school depth, Summerlin on selection and luxury range, Henderson on citywide safety — sources are LVR, the U.S. Census, and FBI UCR.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Talus at The Cliffs?

Location is the community's quiet strength: West Charleston Boulevard and the 215 Beltway feed every direction from Talus at The Cliffs. Mean Las Vegas commutes run about 25 minutes per U.S. Census Bureau ACS data — and most Talus at The Cliffs destinations beat that comfortably.

Drive Times from Talus at The Cliffs

• 5 min walkFox Hill Park (walkable)Community trail
• ~5 minDowntown SummerlinW Charleston Blvd east
• ~10 minRed Rock CanyonW Charleston Blvd west
• ~12 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripI-215 east → I-15 south
• ~30 minHarry Reid Intl AirportI-215 east → I-15 south
• ~25 minDowntown Las VegasW Charleston Blvd east → US-95
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The default, and efficient: Talus at The Cliffs sits at the junction of West Charleston Boulevard and the 215 Beltway — with the Summerlin Parkway minutes away and every valley destination accessible via the freeway grid.

• RTC Transit

  Routes run the Charleston and Summerlin Parkway corridors near the community, but residents should not plan a car-free life — this is a master-planned suburban community built around driving.

• Cycling & Trails

  Summerlin's 150+ mile trail network connects Talus at The Cliffs to parks, schools, and commercial corridors without a car for local trips. Red Rock Canyon's scenic loop is one of the best road rides in the Southwest, 10 minutes west.

• Rideshare

  Fast and reliable this close to the 215 — airport runs cost roughly $25–$40, and pickup at a new construction address is straightforward.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy at Talus at The Cliffs?

Most Talus at The Cliffs buyers put down 3.5%–20%. FHA loans allow 3.5% down on homes up to the FHA loan limit — useful for first-time buyers at the $550K–$650K entry tier. Conventional financing works at all price points; on a $700,000 Talus home, plan $21,000–$140,000 depending on program. VA loans allow 0% for eligible veterans. New construction buyers: get pre-approved before visiting the Lennar sales office — builders negotiate harder with pre-approved buyers.

PEOPLE ALSO ASK

What Else Do People Ask About Talus at The Cliffs?

These are the eight queries Talus at The Cliffs buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from Las Vegas REALTORS, school ratings from GreatSchools, and community facts from the plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, a 150+ agent team, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our team has represented dozens of Lennar buyers in Summerlin's Cliffs village — we know the builder incentive cycles, school-zone nuances, and quick-move-in inventory that never reaches the public portals.

NEARBY COMMUNITIES

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

Compare Talus at The Cliffs with neighboring Summerlin villages and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Lennar new construction for a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which Talus at The Cliffs Sub-Areas Can You Explore A–Z?

Talus at The Cliffs is Lennar's single-builder community within The Cliffs village. The entries below index the community and surrounding villages for orientation — our team can pull current listings, HOA documents, and builder incentive details for any of them on request.

Sources & Methodology

Where Does This Talus at The Cliffs Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Talus at The Cliffs is a 250+ home community, we present ZIP 89135 statistics as area benchmarks — never plan-only claims — and omit community-level medians that small samples cannot support. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list prices, days on market, active and closed counts for ZIP code 89135. lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan community record, village boundaries, deed restriction details. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
4. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
8. GreatSchools.org — K-12 school ratings for Bonner Elementary, Rogich Middle, Palo Verde High, and private/charter options. greatschools.org
9. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

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