The Cliffs
Established Summerlin village. Mid-tier southwest, parks-and-trails, attainable family product.
The Cliffs is one of Summerlin’s established 2000s-era villages, sitting adjacent to The Mesa and The Peaks in the central section of the master-plan. The character is established single-family, family-oriented, with the parks-and-trails layout common to mid-tier Summerlin product.
Builders included national production firms working Summerlin’s 2000s formats. Architectural style trends traditional-southwest. Home sizes range roughly 1,800 to 3,600 square feet.
Lot sizes typically run 5,500-8,500 square feet. Master HOA fees are approximately $85-$135/month. Resale prices typically range $525K to $850K.
Schools. Palo Verde High School public-school anchor. School ratings: greatschools.org/nevada/las-vegas and niche.com.
Lifestyle. Community parks, broader Summerlin trail access. Red Rock Canyon is 10-15 minutes. Downtown Summerlin is 10. Strip is 20-25.
Market dynamics
The Cliffs trades in lockstep with adjacent The Mesa and The Peaks — same vintage, same builder mix, similar lot dynamics. Median days on market runs 30-60 in normal cycles, with corrections in winter months. Inventory is dominated by 2,000-3,000 sf two-story plans on standard interior lots, with selected 3,500+ sf premium plans on corner and elevated sites. The buyer pool is predominantly intra-valley move-up families with one-to-three school-aged children, plus relocation buyers from California, Washington, and Arizona who target Palo Verde High and walking-distance schools. Investor activity is low — The Cliffs is owner-occupant territory. HOA architectural review applies to exterior modifications: paint color, roof material, fencing, landscape changes. Pre-purchase review of HOA records (12-24 months of board minutes and any pending special assessments) is recommended before writing an offer.