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 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.
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.
Granite Heights by Toll BrothersAll Single-Story · Ridgeline
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 HomesGated · 89135
Innovative one and two-story homes in Mid Century Modern, Desert Contemporary, and Modern Nevada elevations. Cutting-edge design at compelling price points.
Oluna by LennarGated · Next Gen Suites
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 ideal for multigenerational living.
Jade RidgeUpper 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 BrothersGated · 55+ Community
The only age-qualified 55+ community within The Cliffs. 100 acres, 425 luxury homes, and a resort-style amenity center exclusively for Regency residents. Learn more at
Summerlin's 55+ communities guide.
Terra Luna and Additional NeighborhoodsEntry & Mid-Tier
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 — $2.8M+
Home Sizes
~1,600 — 5,000+ sq ft
Builders
Toll Brothers, Pardee, Lennar, and others
The Cliffs is exceptionally well-served by both village-level amenities and the full breadth of the Summerlin master plan.
Oak Leaf Park — 4 Pickleball Courts
Aquatic Springs — 10 Lap Lanes
Faiss Community Park
Faiss Middle School On-Site
Wet 'n' Wild Las Vegas
Gypsum Ridge Recreational Park Access
200+ Miles of Trails
300+ Parks
10 World-Class Golf Courses
Downtown Summerlin — 10 Min
- 215 BeltwayImmediately accessible
- Downtown SummerlinApproximately 10 minutes
- Las Vegas StripApproximately 15 minutes
- Harry Reid International AirportApproximately 15 minutes
- Bishop Gorman High SchoolImmediately adjacent
- Red Rock Canyon NCAMinutes away
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 and Faiss Middle School, with Bishop Gorman immediately adjacent.
The Cliffs spans two zip codes, ten 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 hold value strongest.
Tom and Serena will tell you exactly what they think, even when it is not what you want to hear. That honest guidance — which lots, which builders, which neighborhoods — is what protects your investment long term in a village with this much variety.
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.
900+ Five-Star Reviews
Over $400,000,000 in Career Sales
Over 1,000 Closed Transactions
Over Two Decades in Summerlin
Buying or selling in The Cliffs?
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