Las Vegas, Nevada
The Cliffs
Beneath a 600-Foot Ridgeline
Two zip codes, ten neighborhoods, several builders.
Which lot holds its view and which collection holds its value are street-level questions.
Stand anywhere in The Cliffs and look west. Rising immediately behind the community is a 600-foot natural ridgeline, one of the most dramatic natural backdrops in all of Summerlin. Established in June 2015 across 450 acres, The Cliffs is Summerlin's southernmost village and one of its most architecturally distinctive, spanning the 89135 and 89148 zip codes.
A Village Designed Around the Landscape
The homes here are built in a desert contemporary style: clean lines, earth tones, natural materials, and generous indoor-outdoor living spaces designed to bring the canyon and mountain setting into daily life.
The village is laid out in terraced neighborhoods stepping up the hillside, meaning a significant number of homes capture simultaneous Las Vegas Valley, Strip, and mountain views. Parcels of natural land are intentionally left undeveloped throughout the community to preserve its visual connection to the landscape permanently.
The Neighborhoods
Ten neighborhoods spanning entry-level to the upper end of the market, built by Toll Brothers, Pardee, Lennar and others across two zip codes.
Granite Heights by Toll Brothers, All Single-Story
85 single-story contemporary homes positioned along the ridgeline with 10 to 16 foot ceilings, open floor plans, and panoramic views of the Las Vegas Valley and Spring Mountains. One of the most architecturally distinguished collections in the village.
Nova Ridge by Pardee Homes, Gated
Innovative one and two-story homes in Mid Century Modern, Desert Contemporary, and Modern Nevada elevations. Contemporary design at compelling price points, in the 89135 zip code.
Oluna by Lennar, Gated
Four spacious floor plans from 3,290 to 3,800 sq ft. Select homes include Lennar's Next Gen suite, a fully private home-within-a-home built for multigenerational living.
Jade Ridge, Upper Price Range
Contemporary homes at the higher end of The Cliffs price spectrum. Select homes above $2M with larger lot sizes and more expansive floor plans.
Regency by Toll Brothers, Guard-Gated, Age-Qualified
The only age-qualified 55+ community within The Cliffs. More than 450 single-family homes, now sold out, with a resort-style amenity center featuring indoor and outdoor pools, tennis courts, and pickleball courts exclusively for Regency residents.
Terra Luna and Additional Neighborhoods
Several additional gated and non-gated neighborhoods offering a range of single and multi-family options across entry and mid-tier price points.
Price range $600K to $2.8M+. Home sizes approximately 1,600 to 5,000+ sq ft. Builders include Toll Brothers, Pardee and Lennar. Zip codes 89135 and 89148.
Village Amenities
The Cliffs is exceptionally well-served by both village-level amenities and the full breadth of the Summerlin master plan.
Location and Convenience
The Cliffs borders The Mesa to the north, putting residents within minutes of Bishop Gorman High School and Mesa Park. New construction at The Peaks is also nearby. Schools within the village include Shelley Berkley Elementary, opened August 2017, and Faiss Middle School, with Bishop Gorman immediately adjacent.
Why Work With Tom and Serena
The Cliffs spans two zip codes, multiple neighborhoods, multiple builders, and a wide range of price points. Navigating that complexity requires agents who know the village intimately: which neighborhoods are gated, which lots have protected views, which builder collections have held value strongest.
For Buyers
Tom and Serena will tell you exactly what they think, even when it is not what you want to hear. That honest guidance, on lots, builders, and neighborhoods, is what protects you long term in a village with this much variety.
For Sellers
They know how to position your home correctly against both resale and active new construction competition, reach the right buyer audience for your specific neighborhood, and negotiate a result that reflects the true value of your home.
Summerlin South
The Cliffs is one of ten villages in the 89135 zip code. See how it sits against The Mesa, The Peaks, The Ridges and the rest.
Luxury in Summerlin is a price point, not an adjective. Tom and Serena have closed 40+ sales above $1 million, $64M in total volume.
Buying or selling in The Cliffs?
The conversation starts here.