Frequently Asked Questions

Where is Viera located in Summerlin?

Viera is a gated residential neighborhood located within The Willows village of Summerlin South in the 89135 ZIP code. It is situated near the intersection of Desert Inn Road and Town Center Drive, providing easy access to the 215 Beltway and the amenities of Downtown Summerlin.

What are the HOA fees like in Viera?

Residents of Viera typically pay two separate Homeowners Association fees: a master-planned community fee for Summerlin South and a specific sub-association fee for the Viera gated entrance and common areas. These combined fees generally range from $100 to $150 per month, covering community maintenance and security.

What parks and recreation are near Viera?

Viera is ideally positioned near the Willows Park and Community Center, which offers a resident-only swimming pool, basketball courts, and community events. Additionally, Desert Primrose Park is located just steps away, providing open green spaces and walking trails for the neighborhood.

Community Details

Description

In the heart of **Summerlin South (ZIP code 89135)**, nestled against the dramatic foothills of the Spring Mountains, lies the contemporary and highly sought-after community of **Vistara** (often referred to as Viera). This neighborhood is a standout within **The Cliffs** village, one of Summerlin’s newest and most geographically distinct residential districts. Known for its "Desert Contemporary" aesthetic and its adjacency to the Red Rock Canyon National Conservation Area, this community represents the pinnacle of modern luxury living in the Hualapai Way corridor.

Exact Location and Geography
Located in the far southwestern corner of the Summerlin master plan, Vistara is situated in **unincorporated Clark County** (Las Vegas) within the 89135 ZIP code. The community is positioned just south of **Maule Avenue** and west of **South Hualapai Way**.

Residents enjoy a unique "tiered" topography that offers elevated views of both the Las Vegas Strip to the east and the rugged sandstone peaks of Red Rock to the west. Its proximity to the **CC-215 Beltway** (accessible via the Russell Road or Sunset Road interchanges) puts the community approximately 15–20 minutes from the Las Vegas Strip and Harry Reid International Airport, while still feeling secluded from the valley's urban core.

Developer and Housing Product
Vistara was developed by **Taylor Morrison**, a builder known for higher-end, sophisticated designs. Construction began around 2017, following the "New Modern" architectural mandate established for The Cliffs village.

The housing product here is characterized by:
* **Architectural Style:** Modern Desert Contemporary, featuring flat rooflines, stacked stone accents, expansive glass window walls, and mid-century modern-inspired silhouettes.
* **Floor Plans:** The community consists of two distinct collections (The Vistara and The Vistara II) offering both single-story and two-story homes.
* **Square Footage:** Typical residences range from **2,100 to over 4,400 square feet**.
* **Lot Sizes:** These are considered "boutique" lots (approximately 6,000 to 9,000 sq. ft.), designed for low-maintenance "lock-and-leave" luxury.
* **Features:** Many homes feature internal courtyards, 10-foot to 12-foot ceilings, and "loggias" (covered outdoor living rooms) that seamlessly blend indoor and outdoor spaces.

Market Trends and Price History
Upon its original release, prices in Vistara started in the mid-$600,000s. Due to the explosive growth of Summerlin South and the scarcity of new construction near the mountains, resale values have appreciated significantly. Current market ranges typically sit between **$1.1 million and $1.9 million**, depending on the level of custom upgrades and the specific "Strip view" or "Mountain view" premium of the lot. Buyers are drawn to this community specifically because it offers a newer, sleeker alternative to the older Mediterranean-style homes found in neighboring Summerlin villages like The Willows or The Gardens.

Community Amenities and Lifestyle
The lifestyle at Vistara is centered on the outdoors. As part of The Cliffs, residents have direct access to:
* **The Cliffs Trail System:** A rugged, multi-use trail that connects to the wider Summerlin trail network.
* **Oak Leaf Park:** A 5-acre neighborhood park featuring pickleball courts, two dog parks, a playground, and open lawn areas.
* **Faiss Lake Park:** Located just a few minutes south, offering water features and expanded recreation.
* **Bishop Gorman High School:** The elite private Catholic school is located just across Hualapai Way, making this a prime location for families with students enrolled there.

Schools and Local Retail
Public education is provided by the **Clark County School District (CCSD)**. The area is served by top-tier institutions:
* **Elementary:** Shelley Berkley Elementary School.
* **Middle:** Wilbur & Theresa Faiss Middle School.
* **High School:** Sierra Vista High School (or the nearby private Bishop Gorman).

For retail and dining, residents are roughly 7–10 minutes from **Downtown Summerlin**, which features over 125 stores, the Las Vegas Ballpark, and City National Arena. Immediate daily needs are met at the **Mesa View Retail Center** or the shopping hubs at **215 and Flamingo**, home to Target, Sprouts Farmers Market, and a variety of upscale-casual eateries like *North Italia* and *Honey Salt*.

Unique Distinguishing Features
The defining characteristic of Vistara is its **color palette and integration with the landscape**. Unlike the beige and terracotta tones of 1990s Summerlin, Vistara utilizes charcoals, warm sands, and deep bronzes to mirror the iron-rich rocks of the nearby mountains. It is one of the few communities in 89135 where you can find a brand-new, modern single-story floor plan with a backyard that looks directly into the untouchable federal lands of the Red Rock NCA.

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