Frequently Asked Questions
What architectural style is found in The Cliffs Village?
The Cliffs is distinguished by its ‘desert contemporary’ architectural theme. Designed to harmonize with the rugged landscape, homes feature clean lines, natural materials, and expansive glass walls that emphasize indoor-outdoor living and capture panoramic views of the Spring Mountains and the Las Vegas Valley.
What parks and amenities are located within The Cliffs?
The village features the 6-acre Oak Leaf Park, which includes pickleball courts, playgrounds, and climbing slopes. Residents also enjoy proximity to the Cowabunga Canyon Water Park, the Aquatic Springs Indoor Pool, and direct access to the 150-mile Summerlin trail system for hiking and biking.
Does The Cliffs offer age-restricted housing?
Yes, The Cliffs is home to Regency at Summerlin, a luxury 55+ active adult community by Toll Brothers. Regency offers high-end single-story residences and an exclusive 22,000-square-foot clubhouse featuring a fitness center, indoor/outdoor pools, and social lounge areas.
Community Details
| Elementary School: | Bonner, John W. Elementary School | HOA: | No |
| Middle School: | Sig Rogich Middle School | Guard Gated: | No |
| High School: | Palo Verde High School | Golf Community: | No |
| Jurisdiction: | Clark County | Luxury: | No |
| Primary ZIP: | 89144 | Equestrian: | No |
| Median Price: | $1,100,000 | Large Lots: | No |
| Region: | summerlin | Historic: | No |
| Master Plan: | Summerlin | Walk Score: | 15 |
Description
High-Desert Modernism: A Deep Dive into The Cliffs Village in Summerlin
Nestled against the dramatic ridgeline of the Spring Mountains at the southernmost tip of the Summerlin master-planned community, **The Cliffs Village** represents a distinct evolution in Las Vegas residential architecture. While often associated with the broader Summerlin South expansion, The Cliffs occupies a unique geographical niche in **ZIP code 89135** (notable for its proximity to the 89148 and 89141 corridors). Spanning roughly 450 acres, this village is defined by its “desert contemporary” aesthetic, a sharp departure from the red-tiled Mediterranean roofs that dominated the valley for decades.
A Precision Location: Where the Valley Meets the Mountains
The Cliffs is situated south of Bishop Gorman High School and the Wet ‘n’ Wild (now Cowabunga Canyon) water park. It is bounded generally by the CC-215 Beltway to the east and the rugged Indio Hills to the west. Its entrance points, primarily via **Hualapai Way and Maule Avenue**, lead residents into a landscape that sits at a significantly higher elevation than the valley floor.
This elevation provides two distinct advantages: panoramic views of the Las Vegas Strip to the east and immediate access to the sheer, rocky escarpments to the west. Residents are approximately 20 minutes from the Harry Reid International Airport and 15 minutes from the retail core of Downtown Summerlin, making it an ideal enclave for professionals who desire a mountain retreat without sacrificing urban connectivity.
Developer Vision and Architectural Identity
Master-developed by the **Howard Hughes Corporation**, construction in The Cliffs began in earnest around 2016. The village was designed to “blend into the environment” rather than compete with it. The architectural guidelines here are some of the most stringent in Clark County, mandating a “Desert Contemporary” style. This includes flat or low-slope rooflines, natural stone facades, and a color palette that mirrors the sienna and ochre of the surrounding cliffs.
The village features a roster of premium builders, each contributing a specific product type:
* **Toll Brothers:** Known for **Ironwood** and **Granite Heights**, these are luxury, guard-gated collections featuring massive “great rooms” and floor-to-ceiling glass pocket doors.
* **Pulte Homes:** Developed **Vistara** and **Jade Ridge**, offering slightly more accessible price points while maintaining the modern aesthetic.
* **Woodside Homes:** Built **Skystone**, which focused on tri-level living and expansive roof decks to capture the Strip views.
* **Richmond American Homes:** Featured the **Allegra** and **Oluna** collections, known for open floor plans and modern suburban luxury.
The 55+ Crown Jewel: Regency at Summerlin
A significant portion of The Cliffs is occupied by **Regency at Summerlin by Toll Brothers**. This is a staff-gated, age-qualified (55+) community that redefined retirement living in Las Vegas. Unlike traditional retirement communities, Regency is ultra-modern. It features an expansive clubhouse with an indoor lap pool, pickleball courts, and a lifestyle director who organizes events ranging from cocktail hours to desert hikes.
Community Amenities and The Outdoor Lifestyle
Life in The Cliffs centers around **Oak Leaf Park**, a nearly five-acre centerpiece located at 10100 Iron Mountain Way. The park includes:
* Four pickleball courts (a high-demand feature in the community).
* Two shaded playgrounds and a climbing slope.
* An open exercise area and winding trails that connect to the greater Summerlin trail system.
Unlike older Summerlin villages centered around golf courses, The Cliffs is centered around **nature and rugged fitness**. The trails here are designed for mountain biking and hiking, leading directly toward the base of the mountains.
Real Estate Market and Pricing
The Cliffs is considered a premium-tier village. When construction began, entry-level townhomes started in the mid-$400s. Today, the market has appreciated significantly:
* **Modern Townhomes (Jade Ridge):** Typically range from $600,000 to $750,000.
* **Single-Family Executive Homes:** Most resale homes in Vistara or Skystone trade between $900,000 and $1.4 million.
* **Luxury Guard-Gated Estates:** In enclaves like Granite Heights, prices frequently exceed $2.5 million, driven by the scarcity of “unobstructed view” lots.
The high demand is driven by the “turn-key” nature of the homes; because the village is relatively new, buyers find the energy efficiencies and smart-home integrations they cannot find in the older 89144 or 89134 ZIP codes.
Education and Nearby Essentials
Residents of The Cliffs are zoned for some of the most highly-rated public schools in the Clark County School District (CCSD):
* **Elementary:** Shelley Berkley Elementary School (located just north of the village).
* **Middle:** Wilbur & Theresa Faiss Middle School.
* **High School:** Sierra Vista High School.
* **Private:** The village is minutes away from **Bishop Gorman High School**, the city’s premier private Catholic prep school.
For retail and dining, residents are five minutes away from **The Uncommons** and **The Bend**, two of the newest mixed-use “lifestyle” developments in the Southwest. These hubs offer trendy dining like *General Admission* and *SoulBelly BBQ*, as well as high-end boutique fitness and co-working spaces.
What Makes The Cliffs Different?
The defining characteristic of The Cliffs is its **topography**. In most of Las Vegas, the land is graded flat. In The Cliffs, the streets curve and climb with the natural canyon, creating “terraced” home sites. This means a home on the west side of a street often sits 20 feet higher than the home across from it, protecting the views that make this village famous. For the buyer who wants the silence of the desert and the sharp lines of modern architecture, The Cliffs stands as the most cohesive contemporary community in the Las Vegas Valley.
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