The CliffsHomes for Sale in Las Vegas, Nevada
The Cliffs Demographics
Source: U.S. Census Bureau, American Community Survey 2022 5-Year Estimates.
Where is The Cliffs?
Summerlin, Las Vegas — Las Vegas, Nevada.
NEW THE CLIFFS LISTINGS
Listing data sourced from regional MLS. Information deemed reliable but not guaranteed. Updated daily.
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
Ready to explore The Cliffs? Schedule a private tour of the community and the current listings that match your goals.
Call (702) 935-2963Top 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.
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.
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
The The Cliffs Lifestyle
HOA Information for The Cliffs
Fees & Management
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
Schools Serving The Cliffs
School assignments are address-specific. Verify with CCSD before purchasing.
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.”
“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.”
Frequently Asked Questions About The Cliffs
The questions buyers ask most when exploring The Cliffs.
Nearby Communities to Consider
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.
Owner, Nevada Real Estate Group - LPT Realty
8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
Info@NevadaGroup.com