Frequently Asked Questions
Who is the builder of Meadow Heights in Summerlin?
Meadow Heights is an exclusive luxury community developed by Toll Brothers. It features contemporary architectural designs with expansive floor plans ranging from approximately 3,800 to over 5,000 square feet, characterized by signature indoor-outdoor living spaces and high-end finishes.
What is the lifestyle and surrounding area like in The Cliffs?
Located in The Cliffs village of Summerlin South, Meadow Heights offers a rugged, desert-contemporary aesthetic. The community is situated near the base of the Spring Mountains, providing residents with immediate access to scenic hiking trails, West Mesa Park, and the 215 Beltway for convenient access to the Las Vegas Strip.
Which schools are zoned for Meadow Heights residents?
Residents are typically zoned for the Clark County School District, including Shelley Berkley Elementary School, Victoria Fertitta Middle School, and Sierra Vista High School. The community’s location in Summerlin South also places it near several prestigious private and charter schools, including Bishop Gorman High School.
Community Details
| Elementary School: | Shelley Berkley Elementary School | HOA: | No |
| Middle School: | Wilbur & Theresa Faiss Middle School | Guard Gated: | No |
| High School: | Sierra Vista High School | Golf Community: | No |
| Jurisdiction: | City of Las Vegas | Luxury: | No |
| Primary ZIP: | 89135 | Equestrian: | No |
| Median Price: | $1,950,000 | Large Lots: | No |
| Region: | summerlin | Historic: | No |
| Master Plan: | Summerlin | Walk Score: | 24 |
Description
Meadow Heights: Contemporary Luxury in the Rugged Beauty of Summerlin’s The Cliffs
Nestled in the southern-most tip of the Las Vegas Valley within the prestigious 89135 ZIP code, **Meadow Heights** represents the pinnacle of modern “Desert Contemporary” living. Located in **The Cliffs** village of Summerlin South, this gated enclave by Toll Brothers offers a stark, sophisticated departure from the Mediterranean stucco found in older parts of the valley. For luxury buyers, Meadow Heights is defined by its dramatic mountain backdrop, architectural innovation, and its position in one of the newest and most sought-after corners of the Summerlin master-planned community.
A Geographic Masterpiece in The Cliffs
Meadow Heights is situated in unincorporated Clark County, specifically within the Summerlin South village known as “The Cliffs.” The community is located just west of **S. Hualapai Way** and south of **W. Maule Avenue**, placing it at the very edge of the valley’s development. This geography is critical; it is one of the few neighborhoods where the rugged, red-rock outcroppings of the Spring Mountains feel like an extension of the backyard.
The location offers exceptional connectivity for professionals and travelers. The **CC-215 Beltway** is accessible via the Hualapai or Town Center interchanges, putting the Las Vegas Strip and Harry Reid International Airport approximately 15–20 minutes away. Residents enjoy an elevated position that provides sweeping views of the Las Vegas skyline to the east and the towering cliffs of Red Rock Canyon National Conservation Area to the west.
Architectural Innovation by Toll Brothers
Construction in Meadow Heights began around 2018, with Toll Brothers envisioning a community that harmonized with the jagged, colorful terrain of the area. The neighborhood consists of approximately **84 luxury homes**, characterized by “Desert Modern” architecture—a style defined by flat rooflines, natural stone accents, and massive glass expanses.
The community features three primary floor plans that pushed the boundaries of standard luxury design:
* **The Vandalia:** A sprawling single-story plan (approx. 3,100+ sq. ft.) known for its central courtyard and open-concept “great room.”
* **The Westover:** A versatile two-story design (approx. 4,000+ sq. ft.) featuring soaring ceilings and second-story lofts.
* **The Vespera:** A grand two-story model (approx. 4,200+ sq. ft.) often equipped with multi-generational “casita” options and dual primary suites.
Typical lot sizes in Meadow Heights range from 8,000 to over 12,000 square feet, often featuring “disappearing” glass walls that create a seamless transition to resort-style backyards.
Lifestyle, Amenities, and the Outdoor Connection
Living in Meadow Heights is synonymous with an active, outdoor-focused lifestyle. The neighborhood is a private, gated enclave, but it benefits from the massive infrastructure of The Cliffs village.
* **Oak Leaf Park:** Located within walking distance, this 10-acre park serves as the village’s social hub, featuring pickleball courts, two dog parks, a climbing slope, and shaded play areas.
* **The Trail System:** The community is connected to the burgeoning Summerlin trail system, which eventually links to more than 150 miles of paths. Specifically, the “Discovery Trail” runs nearby, offering a scenic route for morning runs or evening strolls.
* **Golf:** Residents are minutes away from the **Summit Club** (an ultra-exclusive private club) and the public **Siena Golf Club**, providing ample opportunities for the golf enthusiast.
Education and Nearby Conveniences
The 89135 ZIP code is renowned for its high-caliber educational options. Meadow Heights is zoned for some of the Clark County School District’s most respected facilities:
* **Elementary:** Lucille S. Tanaka Elementary School
* **Middle:** Victoria Fertitta Middle School
* **High School:** Sierra Vista High School
Furthermore, the community is virtually adjacent to **Bishop Gorman High School**, Nevada’s premier private Catholic college-preparatory school, making it a favorite for families prioritizing that institution.
For retail and dining, residents are roughly 10 minutes from **Downtown Summerlin**, the valley’s premier outdoor shopping and entertainment district. Even closer are the trendy developments of **UnCommons** and **The Bend** on the 215/Durango corridor, offering high-end dining like *The Grill at 215* and artisanal coffee shops like *Urth Caffé*.
Market Dynamics and Unique Appeal
Since its inception, Meadow Heights has seen significant appreciation. While original base prices started in the mid-$700,000s to $900,000s, current resale values typically range from **$1.6 million to over $2.5 million**, depending on lot premiums and mountain views.
What sets Meadow Heights apart from other Summerlin enclaves—even those in the neighboring Ridges—is the specific aesthetic of The Cliffs. While Summerlin North is lush and green, Meadow Heights embraces the “High Desert” vibe. The use of darker earth tones, metal accents, and the proximity to the unblemished desert makes it feel like a modern sanctuary. For the buyer who wants the prestige of a Summerlin South address without the “cookie-cutter” feel of older subdivisions, Meadow Heights offers a rare blend of edge-of-the-wilderness serenity and urban sophistication.
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