Frequently Asked Questions
Who built the homes in Carmel Cliff?
Carmel Cliff was developed by Pulte Homes. The community features contemporary two-story floor plans that emphasize open-concept living, modern architectural designs, and energy-efficient building standards.
What village in Summerlin is Carmel Cliff located in?
Carmel Cliff is situated within The Paseos village in Summerlin West. This location offers elevated views of the Las Vegas Valley and is adjacent to Fox Hill Park, which features unique climbing structures and play areas.
What are the zoned public schools for Carmel Cliff?
Residents of Carmel Cliff are generally zoned for the Clark County School District’s top-rated schools: Billy & Rosemary Vassiliadis Elementary, Sig Rogich Middle School, and Palo Verde High School.
Community Details
| Elementary School: | Linda Rankin Givens Elementary School | HOA: | No |
| Middle School: | Ernest A. Becker, Sr. Middle School | Guard Gated: | Yes |
| High School: | Palo Verde High School | Golf Community: | No |
| Jurisdiction: | City of Las Vegas | Luxury: | Yes |
| Primary ZIP: | 89138 | Equestrian: | No |
| Median Price: | $1,125,000 | Large Lots: | No |
| Region: | summerlin | Historic: | No |
| Master Plan: | Summerlin | Walk Score: | 12 |
Description
Elevated Modernity: The Contemporary Allure of Carmel Cliff in Summerlin West
In the rapidly ascending skyline of Summerlin West, few enclaves capture the transition toward “Desert Contemporary” luxury as effectively as **Carmel Cliff**. Situated in the prestigious **89138** zip code, this gated community within the **Redpoint Village** represents the vanguard of modern living in the Las Vegas Valley. Positioned at a higher elevation than most of the valley, Carmel Cliff offers a lifestyle defined by cooler temperatures, sweeping vistas of the Red Rock Escarpment, and the architectural sophistication that has become the hallmark of Summerlin’s newest frontier.
The Geography of the High Desert
Carmel Cliff is located in the northernmost reaches of Summerlin West, specifically within the Redpoint Village. The community is situated north of Far Hills Avenue and west of the CC-215 Beltway, nestled near the intersection of **Desert Foothills Drive and Fox Hill Drive**.
Geographically, this is “high ground” real estate. At an elevation exceeding 3,000 feet, residents are treated to a distinct microclimate and unobstructed views of the Spring Mountains to the west and the flickering lights of the Las Vegas Strip to the southeast. Its proximity to the CC-215 provides rapid access to the entire valley, putting Downtown Summerlin just a seven-minute drive away and Harry Reid International Airport within 20 to 25 minutes.
Developer Vision and Architectural Pedigree
Developed by **Pulte Homes**, Carmel Cliff launched in late 2020/early 2021 as part of Summerlin’s “Sovereign Series.” The vision was to depart from the Mediterranean-beige aesthetics of 1990s Las Vegas and embrace a “New West” architectural language.
The community consists of approximately **116 homesites**, featuring a mix of single-story and two-story floor plans that emphasize verticality and light. The architectural styles—**Desert Contemporary, Modern Craftsman, and Santa Barbara Modern**—are characterized by flat rooflines, articulated stone facades, and expansive glass window walls. Pulte designed these homes with the “Summerlin Room” in mind—integrated indoor-outdoor living spaces that function as seamless extensions of the Great Room.
**The Sovereign Series Floor Plans include:**
* **The Palomar:** A sprawling single-story plan (approx. 2,851+ sq. ft.) featuring an optional casita.
* **The Preston:** A massive two-story layout (approx. 4,300+ sq. ft.) designed for multi-generational living.
* **The Victoria:** A sophisticated two-story plan (approx. 3,800+ sq. ft.) with a focus on high-volume ceilings and luxury owner’s suites.
Market Context and Value
Upon its release, Carmel Cliff was positioned as a premium move-up product. Original base pricing started in the high $700,000s and low $800,000s, but with the rapid appreciation of Summerlin West and the high demand for Pulte’s modern designs, resale values have climbed significantly. Today, homes in Carmel Cliff typically command between **$1.2 million and $2.3 million**, depending on the lot’s view premium and interior upgrades.
Buyers gravitate here specifically for the “turn-key modern” aspect. Unlike older neighborhoods in Summerlin North where buyers face costly renovations to achieve a contemporary look, Carmel Cliff was built with smart-home technology, energy-efficient building envelopes, and the open-concept aesthetics that the modern luxury buyer demands.
The Redpoint Lifestyle and Amenities
Life in Carmel Cliff is intrinsically linked to the outdoors. The community is a stone’s throw from **Fox Hill Park**, an “adventure park” known for its massive climbing structures and frisbee golf. Additionally, the **Civic Plaza** and the upcoming **Urban Core** of Summerlin West—planned to be a secondary “downtown” area with boutique retail and dining—are within walking distance or a short bike ride.
For the active resident, the community serves as a basecamp for world-class recreation. The boundary of **Red Rock Canyon National Conservation Area** is essentially your backyard, offering immediate access to the Cowboy Trail and Calico Basin. Within the village of Redpoint itself, the “Redpoint Square” concept introduces a more walkable, urban-inspired park system compared to the sprawling, traditional grass parks found in older villages.
Education and Infrastructure
For families, Carmel Cliff is zoned for some of the highest-rated schools in the Clark County School District (CCSD). The neighborhood is currently served by:
* **Elementary:** Billy & Rosemary Vassiliadis Elementary (located nearby in the Paseos).
* **Middle School:** Sig Rogich Middle School.
* **High School:** Palo Verde High School.
Furthermore, private options like **The Meadows School**, **Adelson Educational Campus**, and **Faith Lutheran** are all within a 10-15 minute commute.
Daily conveniences are found at the **Canyon Pointe** shopping center (Costco, Best Buy) and the **Vistas Village**, which hosts Smith’s Food and Drug. For high-end dining and retail, residents frequent **Downtown Summerlin**, home to the Apple Store, Jing, and Wolfgang Puck Players Locker.
Why Carmel Cliff Stands Out
What distinguishes Carmel Cliff from the dozens of other subdivisions in 89138? It is the balance of **density and drama**. While some Summerlin West communities feel tightly packed, Pulte’s placement of Carmel Cliff on a sloping ridge ensures that the homes feel private and the views remain expansive.
It is a neighborhood for the “Active Professional”—those who want the prestige of a Summerlin address and the rugged beauty of the desert mountains, without the maintenance of an older, oversized estate. In Carmel Cliff, the “Cliff” isn’t just a marketing name; it is a literal vantage point over the future of Las Vegas luxury.
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