The CliffsHomes for Sale in Las Vegas, Nevada

Name: The Cliffs Real Estate Market Statistics
Creator: Nevada Real Estate Group
License: https://creativecommons.org/licenses/by/4.0/

17New Listings

$2,249,000Median Sale Price

75Avg Days to Close

Search Homes in The Cliffs

ZIP: 89135

Type: Master-Planned · Elevated Living

Price Range: $600K–$1.2M

HOA: $125–$300/mo

Est. 2003

The Neighborhood

Who lives in The Cliffs

An exclusive snapshot benchmarked against Clark County

The Cliffs tracks the metro average for age, with a median of 36, and 43% of households raise children — well above the county's 30%. Owner-occupancy runs at 76%, well above the 57% county average, and median household income ($129K) significantly outpaces the county's $74K. 41% of adults hold a bachelor's degree or higher — well above the 26% county average, with annual turnover (64%) above the county's 41%.

Population

vs Clark County aggregate

Median HH Income

$129,492

vs Clark County $74K

Median Age

vs Clark County 38

Median Home Value

$563,300

vs Clark County $401K

Owner-Occupied

76%

vs Clark County 57%

Bachelor's+

41%

vs Clark County 26%

Has Children

43%

vs Clark County 30%

Avg HH Size

3.0

vs Clark County 2.7

Annual Turnover

64%

vs Clark County 41%

Density / sq mi

15,340

vs Clark County 291/sq mi

Age distribution in The Cliffs

Family-leaning — 25% of residents are under 18.

Children (0–17)

25%

Young Adults (18–24)

Working Age (25–64)

60%

65 +

When was The Cliffs built?

Peak construction era: 2010s — about 61% of homes.

Before 1970

—

1970s

—

1980s

—

1990s

—

2000s

28%

2010s

61%

2020 +

11%

How much do The Cliffs households earn?

63% of households earn $100K or more annually.

Under $50K

13%

$50K – $100K

25%

$100K – $150K

25%

$150K – $200K

19%

$200K +

19%

How does The Cliffs get to work?

Most common commute: 15 – 29 min (45% of workers).

Commute Time

Under 15 min

20%

15 – 29 min

45%

30 – 59 min

30%

60+ min

Transportation Mode

Drove alone

64%

Carpooled

12%

Worked from home / other

24%

Source American Community Survey 2023 via LiveBy. Benchmarks Clark County aggregate.

Location

Where is The Cliffs?

Summerlin, Las Vegas — Las Vegas, Nevada.

~20 min

to the Strip

via Summerlin Pkwy → I-15

~10 min

to Red Rock Canyon

via W Charleston Blvd

~8 min

to Downtown Summerlin

via W Charleston Blvd

~25 min

to Harry Reid Airport

via I-215 South

NEW THE CLIFFS LISTINGS

NEW
$2,495,000
House
Est. $14,088/mo
4 Beds
5.5 Baths
3,631 Sq. Ft.0.24 Acres
Built in 2024
10766 Agate Cliffs Avenue
Las Vegas, NV, 89135
Summerlin Village 17A Parcel A
MLS #2776345 · Listed 1 week agoListing courtesy of The Zhu Realty Group, LLC
NEWPRICE REDUCED $50k
$2,699,888$50k
House
Est. $15,245/mo
5 Beds
5.5 Baths
3,449 Sq. Ft.0.21 Acres
Built in 2024
10824 Agate Cliffs Avenue
Las Vegas, NV, 89135
Summerlin Village 17A Parcel A
MLS #2762156 · Listed 2 months agoListing courtesy of Simply Vegas
NEWPRICE REDUCED $150k
$2,349,999$150k
House
Est. $13,269/mo
4 Beds
5.5 Baths
3,418 Sq. Ft.0.21 Acres
Built in 2025
10907 Agate Cliffs Avenue
Las Vegas, NV, 89135
Summerlin Village 17A Parcel A
MLS #2757714 · Listed 2 months agoListing courtesy of Platinum Real Estate Prof
NEWPRICE REDUCED $148k
$2,150,000$148k
House
Est. $12,140/mo
4 Beds
5.5 Baths
3,449 Sq. Ft.0.21 Acres
Built in 2025
10865 Agate Cliffs Avenue
Las Vegas, NV, 89135
Summerlin Village 17A Parcel A
MLS #2774080 · Listed 4 weeks agoListing courtesy of Realty ONE Group, Inc
NEW
$1,350,000
House
Est. $7,623/mo
3 Beds
3.5 Baths
2,523 Sq. Ft.0.16 Acres
Built in 2017
10373 Bressana Drive
Las Vegas, NV, 89135
Village 16A-Parcel C
MLS #2786739 · Listed yesterdayListing courtesy of Huntington & Ellis, A Real Est
NEW
$2,850,000
House
Est. $16,092/mo
4 Beds
5.5 Baths
3,240 Sq. Ft.0.19 Acres
Built in 2019
6014 Willow Ridge Court
Las Vegas, NV, 89135
Summerlin Village 16A Parcel A
MLS #2779647 · Listed todayListing courtesy of ERA Brokers Consolidated

Listing data sourced from GLVAR via Repliers IDX. Information deemed reliable but not guaranteed. Updated continuously.

View All The Cliffs Listings →← Back to All Communities

Community Overview

The Cliffs: Master-Planned · Elevated Living Living in Las Vegas

The Cliffs is a master-planned · elevated living community within Summerlin in Las Vegas, Nevada (ZIP 89135), spanning 380 acres, with 1,800+ homes, where home prices range from $600K–$1.2M. The Cliffs is a desirable Summerlin South village known for its elevated position, mountain proximity, and move-up home quality. Developed beginning in 2003 by the Howard Hughes Corporation, The Cliffs was positioned along the western edge of the Summerlin master plan where the valley floor begins to rise toward the Spring Mountains, giving many homes elevated perspectives and views that are uncommon at this price point.

Homes in The Cliffs range from approximately $600,000 for well-maintained single-family homes to around $1.2 million for larger properties on premium lots with upgraded finishes and views. The architectural character reflects the early 2000s shift toward more contemporary Summerlin design — cleaner lines, natural stone accents, and larger windows compared to the Mediterranean-heavy style of the 1990s villages. Home sizes typically range from 2,200 to 4,500 square feet.

The village's western position places it among the closest Summerlin villages to Red Rock Canyon, approximately 10 minutes away via West Charleston Boulevard. Downtown Summerlin is about 8 minutes north, and the community benefits from proximity to the TPC Las Vegas and the Summerlin trail system. The 215 Beltway provides efficient connections to the south side of the valley and Harry Reid Airport.

The Cliffs occupies a sweet spot in the Summerlin market — it delivers elevated living, mountain proximity, and quality construction at price points below the village's guard-gated luxury neighbors like The Ridges and Red Rock Country Club. For move-up buyers who want more home, more views, and more proximity to the outdoor lifestyle without the premium of ultra-luxury communities, The Cliffs is one of the smartest buys in Summerlin South.

The Cliffs At a Glance

Established2003

DeveloperHoward Hughes Corporation

Total Acreage380 acres

Homes1,800+

Median Home Price$2,249,000

ZIP Codes89135

Guard-GatedNo

HOA$125–$300/mo

Ready to explore The Cliffs? Schedule a private tour of the community and the current listings that match your goals.

Call (702) 637-1759

Quick Facts

Top 7 Facts About The Cliffs

The Cliffs spans 380 acres in Las Vegas, Nevada (ZIP 89135).
The Cliffs was established in 2003 by Howard Hughes Corporation.
The Cliffs contains 1,800+ homes with prices ranging from $600K–$1.2M.
The Cliffs is a master-planned · elevated living community within Summerlin.
HOA fees in The Cliffs range from $125–$300/mo per month.
Top-rated schools serving The Cliffs include Sig Rogich Middle School (10/10) and Palo Verde High School (8/10).
The Cliffs is located ~20 min to the Strip via Summerlin Pkwy → I-15.

Why The Cliffs

What Makes The Cliffs Stand Out

Elevated Mountain-Adjacent Position

Located along Summerlin's western edge where the valley rises toward the Spring Mountains. Many homes enjoy elevated perspectives and mountain views rare at this price point.

Red Rock Canyon Proximity

One of the closest Summerlin villages to Red Rock Canyon National Conservation Area — approximately 10 minutes by car. Direct trail access for hiking and outdoor recreation.

Move-Up Quality Homes

Well-built homes from 2,200 to 4,500 square feet with early-2000s transitional architecture. Many feature updated kitchens, pools, and spacious floor plans.

Downtown Summerlin Access

Approximately 8 minutes to Downtown Summerlin's 125+ shops, restaurants, Las Vegas Ballpark, and City National Arena.

Trail System Connectivity

Connected to Summerlin's 200+ mile trail network with excellent access to Red Rock-area hiking and biking trails.

Value Below Luxury Neighbors

Premium location and quality at price points significantly below neighboring guard-gated communities like The Ridges and Red Rock Country Club.

Outdoor Amenities

Parks & Recreation Near The Cliffs

The Paseos Linear Park

Paseo Hills Dr, Las Vegas, NV 89135

~12 acres

Walking trails
Desert gardens
Open space
Dog-friendly areas
Shade structures

Red Rock Canyon NCA

1000 Scenic Loop Dr, Las Vegas, NV 89161

195,819 acres

Scenic Loop Drive
Hiking trails
Rock climbing
Visitor center
Wildlife viewing

Summerlin Trail System

Access points throughout The Cliffs

Connected network

Paved multi-use trails
Desert landscape
Connects to Red Rock trails
Dog-friendly

Outdoor Living

The Cliffs Lifestyle

~20 min

to the Strip

Nearby Parks

1,800+

Homes

2003

Established

Guard-Gated

HOA

HOA Information for The Cliffs

Fees & Management

Monthly HOA Range$125–$300/mo

Guard-GatedNo

Community TypeMaster-Planned · Elevated Living

Management

Summerlin Master Association + Sub-HOA

HOA fees are subject to change. Verify current fees with the management company before purchase.

What HOA Typically Covers

Common area landscaping and maintenance
Community parks and trail maintenance
Neighborhood street maintenance
Exterior architectural standards enforcement
Reserve fund contributions

Education

Schools Serving The Cliffs

School NameGradesRating

West Prep Elementary SchoolK–54/10

Fertitta Victoria Middle School6–86/10

College of So NV High School East9–128/10

College of So NV High School South9–1210/10

College of So NV High School West9–1210/10

Durango High School9–124/10

Northwest Career-Technical Academy High School9–1210/10

Attendance-zone data via LiveBy + GreatSchools (most recent academic year). Specific zoning varies by street — confirm with CCSD before purchasing.

Client Stories

What The Cliffs Buyers Say

★★★★★

“The Cliffs gave us the mountain views and Red Rock proximity we wanted without the $2M+ price tag of The Ridges. Nevada Real Estate Group helped us find a home with views that rival properties at twice the price.”

Andrew & Nicole J.Bought in The Cliffs, Summerlin · 2024

★★★★★

“Our home in The Cliffs has been one of our best investments. The location is unbeatable — 10 minutes to Red Rock, 8 minutes to Downtown Summerlin. Nevada Real Estate Group understood exactly what makes this village special.”

Paul & Maria T.Sold in The Cliffs, Summerlin · 2025

Common Questions

Frequently Asked Questions About The Cliffs

The questions buyers ask most when exploring The Cliffs.

Homes in The Cliffs range from approximately $600,000 for well-maintained single-family homes to around $1.2 million for larger properties on premium lots with mountain views and upgraded finishes.

No — The Cliffs is not guard-gated. Some neighborhoods within the village have gated entry with key-fob or code access, but there is no staffed guard gate. For guard-gated options nearby, The Ridges and Red Rock Country Club are within minutes.

The Cliffs is located in ZIP code 89135 in the Summerlin South area of Las Vegas. Home prices range from $600K–$1.2M.

The Cliffs is one of the closest Summerlin villages to Red Rock Canyon — approximately 10 minutes by car via West Charleston Boulevard. Direct trail access is also available through the Summerlin trail network.

The Cliffs is served by CCSD schools including Lowman Elementary (8/10), Rogich Middle (10/10), and Palo Verde High School (8/10). Private options including The Meadows School (A+) and Bishop Gorman (A+) are nearby.

HOA fees in The Cliffs range from approximately $125 to $300 per month, including the Summerlin master association fee plus the village sub-association fee.

The Ridges is Summerlin's ultra-luxury guard-gated community with homes starting at $2M. The Cliffs offers similar mountain proximity and views at significantly more accessible price points ($600K–$1.2M) without guard-gated security.

The Cliffs was developed beginning in 2003, with homes built through the late 2000s. The village features transitional architecture that bridges the Mediterranean style of earlier villages with more contemporary design.

The best sub-neighborhood depends on your priorities — school zones, lot size, home age, and proximity to amenities all vary within the community. Nevada Real Estate Group agents who specialize in The Cliffs can walk you through the specific blocks and streets that match your criteria.

New construction availability varies by season and builder phase. Some sections of The Cliffs have active new home sales while others are fully built out with resale-only inventory. Contact Nevada Real Estate Group for the most current new construction options.

Comparisons

Nearby Communities to Consider

CommunityStarting PriceWhy Consider

SummerlinFrom $450KThe broader master-planned community with 20+ villages.→The RidgesFrom $2MSummerlin's ultra-luxury guard-gated community with Bear's Best golf. Adjacent to The Cliffs.→The PaseosFrom $550KAdjacent Summerlin South village with similar pricing and the Paseos Linear Park.→Red Rock Country ClubFrom $1.2MGuard-gated golf community within Summerlin. Two Arnold Palmer courses.→The GardensFrom $450KSummerlin South village with more accessible pricing and established neighborhoods.→The MesaFrom $600KNearby Summerlin South village with newer construction and modern floor plans.→

Ready to Find Your The Cliffs Home?

Nevada Real Estate Group is the #1 real estate team in Nevada. Whether you're buying or selling in The Cliffs, let's talk.

Chris Nevada · S.181401
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
Info@NevadaGroup.com

Call (702) 637-1759

Or Send Us a Message

The Cliffs (Summerlin) in the broader Las Vegas market

The Cliffs (Summerlin) sits inside the larger Las Vegas real estate market — see the Las Vegas city hub for every neighborhood we cover, the Las Vegas luxury homes hub for cross-community comparison, and the ZIP 89138 page for matching ZIP-level market data, schools, and inventory.