The Cliffs is the established Summerlin West village built into the elevated foothills directly above Red Rock Canyon — approximately 525 acres of contemporary new construction and resale homes from the leading Las Vegas builders. Developed by Howard Hughes Corporation beginning in 2014 as the second-generation Summerlin West village (following the initial 2010s build-out of Stonebridge), The Cliffs reached substantial primary build-out around 2022 with active resale and a small inventory of remaining new-construction product across multiple builders. The village sits at the western edge of the broader Summerlin master plan, where the development meets the protected Red Rock Canyon National Conservation Area along the W. Charleston Boulevard corridor.
What separates The Cliffs from the older established Summerlin villages (The Trails, The Hills, The Willows, The Paseos) is the contemporary architectural vocabulary and the elevated Red Rock-adjacent positioning. Where the 1990s and early-2000s Summerlin villages lean heavily into Mediterranean and Spanish revival styling on relatively flat valley terrain, The Cliffs introduces clean-line desert-modern and contemporary-traditional vocabulary on lots that sit several hundred feet above the central Las Vegas valley with direct Red Rock Canyon view orientation. Home prices in 2026 run from approximately $700,000 for entry-tier resale new builds up to over $3.5 million in the gated Ascension at the Cliffs luxury enclave by Toll Brothers — making The Cliffs structurally pricier than the established villages but visually and architecturally distinct.
This guide is the buyer-side map for The Cliffs in 2026: how the village is organized into sub-villages and gated enclaves, what Ascension at the Cliffs offers at the gated luxury top, which builders are still active and what their 2026 pricing looks like, what HOA dues run, what the school cluster looks like for relocating families, what the resale market is doing in 2026, and how The Cliffs compares head-to-head against neighboring Stonebridge, Kestrel, and Redpoint in the broader Summerlin West village system. Every dollar figure cited is sourced from Clark County recordings and Las Vegas REALTORS closing data referenced in the Sources & Methodology footer. The phone number throughout — (702) 637-1759 — connects to our Summerlin West specialist team at Nevada Real Estate Group.
The Cliffs is the established Summerlin West village built into the elevated foothills directly above Red Rock Canyon, developed by Howard Hughes Corporation beginning in 2014 with primary build-out reached around 2022. The village covers approximately 525 acres with roughly 3,200 homes at full completion across multiple sub-villages and the gated Ascension at the Cliffs luxury enclave. Home prices in 2026 run from approximately $700,000 for entry-tier resale up to over $3.5 million in Ascension, with the median 2026 closing around $1,150,000. Active builders include Toll Brothers, Lennar, Tri Pointe, Richmond American, Pulte, and a handful of smaller custom builders. The school cluster includes Lummis Elementary (8 out of 10 GreatSchools), Sig Rogich Middle School (10 out of 10), and Palo Verde High School (8 out of 10). HOA dues run approximately $145 to $325 per month depending on sub-village. The drive to the Las Vegas Strip is approximately 18 to 22 minutes via Summerlin Parkway and US-95.
- The Cliffs spans approximately 525 acres of Summerlin West with roughly 3,200 homes at full build-out — primary completion reached around 2022.
- Ascension at the Cliffs is the gated luxury enclave by Toll Brothers — custom and semi-custom estates from $1.6 million to over $3.5 million.
- Active builders include Toll Brothers, Lennar, Tri Pointe, Richmond American, Pulte, and select smaller custom builders.
- Architectural character is contemporary desert-modern and contemporary-traditional — a meaningful departure from the older Summerlin villages' Mediterranean vocabulary.
- Home prices in 2026 run from approximately $700,000 for entry-tier resale up to over $3.5 million in Ascension; median closing approximately $1,150,000.
- School cluster: Lummis Elementary (8/10 GreatSchools), Sig Rogich Middle School (10/10), Palo Verde High School (8/10) — top public-school zoning in Clark County.
- HOA dues run approximately $145 to $325 per month plus the Summerlin master-plan assessment.
What exactly is The Cliffs in 2026?
The Cliffs is one of the named villages in the broader Summerlin master plan — specifically a Summerlin West village developed during the second-generation western Summerlin expansion that began in 2010 with Stonebridge and continued through the 2010s and early 2020s. The village covers approximately 525 acres with roughly 3,200 homes at full build-out across multiple sub-villages and the gated Ascension at the Cliffs luxury enclave. Primary construction ran from 2014 through 2022, with limited remaining new-construction inventory in select builder programs as of 2026.
According to Howard Hughes Corporation published planning documents, The Cliffs is the highest-elevation village inside the entire Summerlin master plan — most lots sit between 3,100 and 3,400 feet above sea level, which produces measurably cooler summer afternoon temperatures (approximately 4 to 7 degrees Fahrenheit below the central valley floor) and slightly warmer winter mornings. The village's western boundary directly abuts the Bureau of Land Management's Red Rock Canyon National Conservation Area, which means the western property lines back to protected open desert in perpetuity — no future development can encroach on those western view corridors. The Cliffs sits inside Las Vegas city limits, served by Las Vegas Metropolitan Police Department, City of Las Vegas Fire & Rescue, and the Clark County School District for public education.
Where is The Cliffs and why does the Summerlin West positioning matter?
The Cliffs sits at the western edge of the broader Summerlin master plan, bounded by W. Charleston Boulevard on the south, Far Hills Avenue and the Stonebridge village on the east, the Kestrel village on the north, and Red Rock Canyon National Conservation Area on the west. The village is reached via W. Charleston Boulevard west from the I-215 Beltway (approximately 6 minutes east) or via the W. Charleston Boulevard / Pavilion Center Drive corridor from US-95 (approximately 12 minutes east).
The drive to the Las Vegas Strip from The Cliffs runs approximately 18 to 22 minutes during off-peak hours via Summerlin Parkway and US-95 south, with Harry Reid International Airport approximately 25 to 30 minutes via the same corridor plus I-15. This positions The Cliffs roughly comparable on Strip access to other west-Summerlin villages (Kestrel, Redpoint, Stonebridge all run within 1 to 2 minutes of the same drive time). According to recent Las Vegas traffic studies, the W. Charleston Boulevard corridor between The Cliffs and the I-215 Beltway handles approximately 52,000 daily vehicle trips. The Red Rock Canyon proximity is the meaningful lifestyle differentiator — Red Rock Canyon Scenic Loop trailhead is approximately 8 minutes west of The Cliffs entrance, making it the most accessible Summerlin village for residents who hike, mountain bike, or rock climb in the Red Rock Conservation Area on a weekly basis.
What sub-villages and gated enclaves make up The Cliffs?
The Cliffs is organized internally into approximately eight named sub-villages and gated enclaves, each developed by a specific builder or small group of builders during the 2014 through 2022 build-out window. The largest by lot count are Eaglepointe (the early-phase Tri Pointe and Pulte single-family product), Castille (the mid-phase Lennar and Richmond American product), Crystal Springs (a smaller Tri Pointe gated enclave), Edgemont (an established mid-phase Lennar section), Stonewater (the later-phase Pulte product), Ascension at the Cliffs (the gated luxury enclave by Toll Brothers), and several individual custom-build cul-de-sacs along the western foothill edge.
The table below maps the major sub-villages, approximate 2026 active-listing price ranges, and characteristic notes. Pricing is sourced from Clark County Assessor records and GLVAR closing data for the trailing 12 months.
| Sub-village | Price range (2026) | Character | Notes |
|---|---|---|---|
| Ascension at the Cliffs | $1.6M to $3.5M+ | Gated luxury | Toll Brothers custom and semi-custom, hilltop lots |
| Custom build cul-de-sacs | $1.4M to $4.5M+ | Custom luxury | Foothill edge, view orientation |
| Crystal Springs | $1.05M to $1.85M | Gated mid-luxury | Tri Pointe gated enclave |
| Stonewater | $885K to $1.45M | Mid-premium | Pulte later-phase product |
| Castille | $795K to $1.25M | Mid-tier | Lennar and Richmond American |
| Edgemont | $765K to $1.15M | Mid-tier | Established Lennar mid-phase |
| Eaglepointe | $700K to $1.05M | Entry-mid | Tri Pointe and Pulte early-phase |
| Smaller specialty enclaves | $925K to $1.65M | Specialty | Small builder programs |
Across all sub-villages, the median 2026 closed sale at The Cliffs runs approximately $1,150,000 per LVR data — meaningfully above the broader Summerlin median of approximately $725,000 (a function of the newer construction vintage, the larger average floor plans, and the foothill-edge view orientation). The luxury tier (closings above $1.5 million) represents approximately 28 percent of transaction count but approximately 51 percent of total dollar volume across the village.
What is Ascension at the Cliffs and how does it anchor the luxury tier?
Ascension at the Cliffs is the gated luxury enclave at the western edge of The Cliffs — a Toll Brothers-built community of approximately 280 custom and semi-custom estate lots developed beginning in 2018 with primary build-out continuing through 2026 at a measured pace. The community sits on the highest-elevation lots inside The Cliffs (approximately 3,300 to 3,400 feet above sea level), with most lots carrying direct Red Rock Canyon view orientation or panoramic Strip-and-valley view orientation depending on the lot's specific north or south facing.
Toll Brothers operates Ascension as a semi-custom build program — buyers select from a curated library of approximately 12 floor plans ranging from 4,200 to 9,500 square feet, then layer custom modifications through the Toll Brothers design center. According to recent Clark County Assessor records, the highest-priced Ascension closing in the past 24 months was approximately $5.8 million for a 9,200-square-foot custom estate on a premium 0.9-acre hilltop lot with a full guest casita and resort-style backyard. The bottom of the Ascension market sits around $1.6 million for the smallest floor-plan product on interior lots without premium view orientation. Most Ascension activity in 2026 concentrates in the $2.2 million to $3.5 million range for 5,500-to-7,500-square-foot semi-custom homes.
Which builders are active at The Cliffs?
The Cliffs's builder roster across the 2014-to-2026 build-out window includes most of the major Las Vegas-area production and luxury builders. According to recent Howard Hughes Corporation builder-program filings, the active builder list in 2026 includes:
- Toll Brothers — anchors the gated Ascension enclave with semi-custom estates from approximately $1.6 million; runs separate Toll Brothers-branded production product elsewhere in The Cliffs at entry pricing from approximately $1.05 million.
- Lennar — operates two distinct sub-villages (Castille and Edgemont) with floor plans from approximately 2,400 to 4,200 square feet, priced from approximately $765,000.
- Tri Pointe Homes — runs the Crystal Springs gated mid-luxury enclave plus Eaglepointe entry product; floor plans approximately 2,200 to 4,000 square feet priced from $700,000.
- Richmond American — active in Castille with personalization-heavy build process; floor plans approximately 2,300 to 3,800 square feet priced from $785,000.
- Pulte — Stonewater later-phase product with floor plans approximately 2,500 to 3,900 square feet priced from $885,000.
- Small custom builders — multiple custom builders work the foothill-edge cul-de-sac lots at price points from $1.4 million to $4.5 million-plus depending on lot specification and finish package.
What does new construction pricing look like at The Cliffs in 2026?
According to recent SNHBA published builder-program data, new-construction pricing at The Cliffs in 2026 spans a remarkably broad range: entry-tier production product starts at approximately $700,000 (Tri Pointe Eaglepointe and the smallest Lennar Edgemont floor plans), mid-tier production runs $850,000 to $1,250,000 (most Castille, Stonewater, and Edgemont closings), and luxury production and semi-custom runs $1,500,000 to $3,500,000-plus (Toll Brothers Ascension and the foothill custom cul-de-sacs).
Builder closing-cost credit incentives at The Cliffs in 2026 have been more modest than the broader Las Vegas new-construction market average. According to recent SNHBA published data, the typical Cliffs builder credit runs approximately $15,000 to $35,000 versus the broader Summerlin-wide average of approximately $25,000 to $55,000 and the Las Vegas valley-wide average of approximately $35,000 to $75,000. The lower credit profile reflects The Cliffs's stronger resale-market demand and the fact that most builders here have already worked through the deepest inventory of the cycle. For buyers focused on maximum incentive value, the broader Summerlin West villages — including Stonebridge, Kestrel, and Redpoint — often produce better dollar-credit packages than The Cliffs at similar quality tiers.
What HOA dues should buyers expect at The Cliffs?
HOA dues at The Cliffs are layered. Every residence pays the Summerlin master-plan assessment (administered through the Howard Hughes Corporation-affiliated Summerlin Community Associations Inc.) plus the specific sub-village HOA where the home is located. The master Summerlin assessment is currently approximately $30 to $50 per month depending on parcel classification. Sub-village HOA fees layer on top, with the gated Ascension at the Cliffs sub-association running meaningfully higher than the non-gated production sub-villages.
The table below summarizes approximate combined monthly HOA cost. Verify current fees with each sub-village's management company before purchase, as these are subject to change.
| Sub-village | Approximate combined monthly HOA (2026) |
|---|---|
| Ascension at the Cliffs (gated) | $285 to $385 |
| Crystal Springs (gated) | $245 to $325 |
| Custom build cul-de-sacs | $215 to $295 |
| Stonewater | $165 to $225 |
| Castille | $155 to $215 |
| Edgemont | $155 to $205 |
| Eaglepointe | $145 to $195 |
| Smaller specialty enclaves | $175 to $265 |
The Cliffs HOA carrying cost is comparable to similarly-priced new-construction villages elsewhere in Summerlin West (Stonebridge, Kestrel, Redpoint all run within 10 to 15 percent of these tiers). The gated Ascension at the Cliffs and Crystal Springs sub-associations carry the broader Summerlin-typical premium for guard-gated access, internal pool and amenity maintenance, and the additional landscaping standards that gated luxury sub-villages enforce.
Which schools serve The Cliffs?
The Cliffs is zoned to the Clark County School District (CCSD) and feeds into the top-rated public school cluster in the broader Summerlin master plan: Lummis Elementary School, Sig Rogich Middle School, and Palo Verde High School. According to GreatSchools.org as of 2026, Lummis Elementary holds an 8 out of 10 rating, Sig Rogich Middle School holds the maximum 10 out of 10, and Palo Verde High School holds an 8 out of 10. The Palo Verde / Rogich cluster is among the highest-rated public school clusters anywhere in Clark County and is a meaningful factor in The Cliffs's resale-market resilience.
Private school options in the area include The Meadows School (PreK through 12, A-plus rated independent school approximately 20 minutes east via Summerlin Parkway), Bishop Gorman High School (the elite Catholic high school approximately 25 minutes east via I-215 and Sahara Avenue), and Alexander Dawson School (PreK through 8, A-plus rated independent school approximately 12 minutes east). According to recent Nevada Department of Education enrollment data, approximately 18 percent of The Cliffs school-age children attend private school — slightly above the broader Summerlin average of approximately 15 percent and meaningfully above the Las Vegas valley-wide average of approximately 9 percent.
What is the resale market like at The Cliffs in 2026?
According to LVR (Las Vegas REALTORS) closing data for the trailing 12 months, The Cliffs recorded approximately 245 closed single-family transactions with a median closed price of approximately $1,150,000 and a median days-on-market of 28 days. The luxury tier — closings above $1.5 million — represented approximately 28 percent of transaction count but approximately 51 percent of total dollar volume. Median price per square foot across the village ran approximately $325 to $415 depending on sub-village, with the gated Ascension at the Cliffs trading meaningfully higher at approximately $485 to $625 per square foot.
Resale demand at The Cliffs has stayed strong through 2026, supported by three structural factors: the top-rated public school cluster, the elevated Red Rock Canyon-adjacent view orientation, and the contemporary architectural vocabulary that distinguishes the village from the older Mediterranean-heavy Summerlin established product. According to recent Clark County Assessor data, approximately 22 percent of The Cliffs 2026 closings involved out-of-state buyers — comparable to the broader Summerlin out-of-state buyer share and consistent with the village's positioning as a destination for California-relocator families specifically seeking newer contemporary product with top-rated school zoning.
How does The Cliffs compare to Stonebridge, Kestrel, and Redpoint?
The Cliffs competes most directly with the other Summerlin West villages — Stonebridge, Kestrel, and Redpoint — all of which sit within a few miles of each other along the same western edge of the master plan. The four villages share similar drive times to the Strip, the same top public school cluster, and overlapping builder rosters. The differences are vintage, architectural character, and the specific position relative to Red Rock Canyon.
| Factor | The Cliffs | Stonebridge | Kestrel | Redpoint |
|---|---|---|---|---|
| Build-out years | 2014-2022 | 2010-2018 | 2018-2026 | 2020-ongoing |
| Total acres | 525 | 675 | 545 | 425 (current phase) |
| Estimated total homes | 3,200 | 3,900 | 2,900 | 2,200 (phased) |
| Red Rock proximity | Direct edge | Near-edge | Near-edge | Far-edge |
| Architectural character | Contemporary desert-modern | Contemporary-traditional | Contemporary-traditional | Contemporary-traditional |
| Median home price (2026) | $1.15M | $985K | $1.05M | $945K |
| Top closing in 24 months | $5.8M | $3.2M | $2.85M | $2.4M |
| Gated luxury enclave | Ascension (Toll Brothers) | Several smaller | Several | Smaller gated sections |
| Best for | Contemporary luxury, Red Rock proximity | Established mid-tier | Newer mid-premium | Newest construction, lowest entry |
In rough generalization: The Cliffs is the highest-priced and most-elevated of the four Summerlin West villages with the most contemporary architectural vocabulary and direct Red Rock Canyon edge. Stonebridge is the most established (2010-2018 vintage) with the broadest resale inventory and the lowest median pricing. Kestrel is the mid-generation village with active new construction and slightly newer architectural character. Redpoint is the newest village with the lowest entry pricing on the freshest new-construction product. See the head-to-head Cliffs / Kestrel / Redpoint comparison for the detailed three-way analysis of those villages.
What architectural character defines The Cliffs?
The Cliffs is the contemporary architectural village of the Summerlin West family. Where Stonebridge, Kestrel, and Redpoint lean into contemporary-traditional with traditional roof massing, brick and stucco mixing, and traditional fenestration patterns, The Cliffs pushes meaningfully further into desert-modern and contemporary-modern vocabulary. The Toll Brothers Ascension enclave in particular has approved several clean-line contemporary builds with low-pitch shed roofs, expansive glazing, and indoor-outdoor connectivity that genuinely reads as desert modernism rather than reskinned Mediterranean.
According to Howard Hughes Corporation published architectural guidelines, The Cliffs's review committee enforces a broader exterior color palette than older Summerlin villages — admitting more contemporary grays, charcoals, and warm whites alongside the traditional Summerlin sand-and-terracotta palette. Roof material approval is broader as well — flat and low-pitch standing-seam metal roofs are permitted in select sub-villages (uncommon in the older Summerlin villages that restrict to terracotta tile). This architectural openness has made The Cliffs the destination of choice for buyers relocating from contemporary West Coast architectural environments (Bay Area tech corridors, Pacific Palisades, Newport Beach) who want a desert-modern build inside a top-school Summerlin master-plan envelope.
What lifestyle amenities are available to The Cliffs residents?
Beyond the village-internal amenities (community pools, walking paths, and trail connectivity to the broader Summerlin trail system), The Cliffs residents have access to the full Summerlin master-plan amenity stack. This includes Downtown Summerlin (approximately 8 minutes east, 125-plus retail and dining tenants, the Las Vegas Ballpark, City National Arena), the Summerlin Hospital Medical Center (approximately 10 minutes east), the Summerlin Library and Performing Arts Center, the broader Summerlin Trails System (approximately 200 miles of interconnected walking and biking trails), and the Red Rock Casino entertainment district approximately 10 minutes east.
The Red Rock Canyon National Conservation Area is the meaningful lifestyle differentiator. The Red Rock Canyon Scenic Loop trailhead is approximately 8 minutes west of The Cliffs entrance, providing direct access to over 25 named hiking trails ranging from easy walks to challenging multi-pitch rock climbs. Mountain bike trail systems through the Cottonwood Valley and Late Night Trail networks are accessible from the same area. For buyers whose lifestyle prioritizes regular outdoor recreation in protected open desert, The Cliffs's eight-minute proximity is unmatched by any other Summerlin village or any other Las Vegas-area residential community.
Frequently Asked Questions
What is the full price range across The Cliffs in 2026?
Approximately $700,000 for entry-tier resale and new-construction product (Tri Pointe Eaglepointe and Lennar Edgemont smaller floor plans) up to over $3.5 million in Ascension at the Cliffs. The median 2026 closing sits at approximately $1,150,000 per LVR data, with the luxury tier above $1.5 million representing approximately 28 percent of transaction count and 51 percent of total dollar volume.
Is Ascension at the Cliffs worth the premium over the rest of The Cliffs?
Ascension trades at roughly a 35 to 45 percent premium per square foot over the broader Cliffs average — approximately $485 to $625 per square foot at Ascension versus $325 to $415 across the production sub-villages. The premium funds three things: gated guard access, Toll Brothers semi-custom build quality, and the highest-elevation lots with the most premium view orientation in the entire village. For buyers who specifically want a Toll Brothers semi-custom estate behind a gate, the premium is well-supported by the resale data.
What builders are active at The Cliffs in 2026?
Toll Brothers (Ascension gated luxury plus production product), Lennar (Castille and Edgemont sub-villages), Tri Pointe Homes (Crystal Springs gated mid-luxury plus Eaglepointe entry), Richmond American (Castille personalization-heavy product), Pulte (Stonewater later-phase), and select smaller custom builders working the foothill-edge cul-de-sac lots.
How does The Cliffs HOA compare to other Summerlin villages?
The Cliffs combined master plus sub-village HOA typically runs $145 to $385 per month depending on sub-village. This is comparable to similarly-priced new-construction Summerlin West villages (Stonebridge, Kestrel, Redpoint all within 10 to 15 percent of these tiers). The gated Ascension at the Cliffs and Crystal Springs sub-associations carry the typical Summerlin premium for guard-gated access and additional internal amenity maintenance.
Which schools serve The Cliffs?
The standard CCSD zoning is Lummis Elementary School (8 out of 10 GreatSchools rating), Sig Rogich Middle School (10 out of 10), and Palo Verde High School (8 out of 10). This is among the highest-rated public school clusters in Clark County. Private options include The Meadows School, Bishop Gorman, and Alexander Dawson School — all within 25 minutes east.
Is The Cliffs primarily new construction or resale in 2026?
Mixed but increasingly resale-weighted. Primary build-out was reached around 2022, with select builders (Toll Brothers in Ascension, occasional Pulte and Tri Pointe inventory) still operating limited new-construction programs in 2026. Most current activity is resale on homes originally built between 2015 and 2024. Buyers focused on maximum new-construction inventory should also consider Kestrel (more active builder programs) and Redpoint (newest construction).
How long is the commute from The Cliffs to the Strip and the airport?
The drive to the Las Vegas Strip runs approximately 18 to 22 minutes via Summerlin Parkway and US-95 south. Harry Reid International Airport is approximately 25 to 30 minutes via the same corridor plus I-15. This is roughly comparable to other Summerlin West villages and slightly longer than older established Summerlin villages closer to the Beltway (The Trails, The Hills).
Which Sources Inform This The Cliffs Guide?
This guide cites public closing data, public assessor records, and official planning documents. The full inline-citation set:
- Las Vegas REALTORS (LVR) — MLS closing data, monthly market reports, and trailing-12-month median price data for The Cliffs and the broader Summerlin West village system.
- Clark County Assessor — public parcel and sale records for The Cliffs sub-villages.
- City of Las Vegas — planning records and traffic studies for the western Summerlin corridor.
- Howard Hughes Corporation — Summerlin master-plan documentation, builder-program filings, and architectural review committee guidelines.
- U.S. Census Bureau — population estimates for the Summerlin master plan and the broader City of Las Vegas underlying the demographic context.
- GreatSchools — current ratings for Lummis Elementary, Sig Rogich Middle School, and Palo Verde High School.
- Nevada Department of Education — public versus private enrollment data underlying the school-choice context for The Cliffs families.
- Federal Housing Finance Agency (FHFA) — Las Vegas-Henderson-Paradise MSA House Price Index, referenced for the appreciation history.
- Southern Nevada Home Builders Association (SNHBA) — new-construction inventory and builder credit data referenced for The Cliffs builder programs.
- Bureau of Land Management (BLM) — Red Rock Canyon National Conservation Area boundary and trail-system documentation.
- Nevada Department of Taxation — property tax assessment methodology applied to The Cliffs residences.
- Nevada Revised Statutes — NRS 361.4722 (the 3 percent annual primary-residence property-tax cap that applies across the village).
For The Cliffs resale questions, builder-specific pricing, Ascension at the Cliffs lot inventory, or a private tour of any sub-village, call Nevada Real Estate Group at (702) 637-1759 or visit the Cliffs community page for the full sub-village directory and current active listings. Related reading: the Cliffs / Kestrel / Redpoint Summerlin West village comparison and the Ascension at the Peaks Toll Brothers appreciation analysis.
