Summerlin South · Las Vegas · 89135 / 89148
The Cliffs Village in Summerlin South
Welcome to The Cliffs, a residential village set along Summerlin South’s dramatic desert ridgeline. Contemporary homes, mountain scenery, and convenient access to the 215 Beltway give this southwestern Las Vegas community a distinctive setting.
Opened in 2015, The Cliffs embraces a rugged contemporary architectural style, with horizontal rooflines, natural textures, and earth tones that complement the foothills. Compare gated neighborhoods, spacious single-story homes, two-story layouts, and Regency’s 55+ lifestyle.
Current Listings in The Cliffs
Open the dedicated The Cliffs search to browse current properties, view the map, and refine the results. Check each home’s property type, subdivision, status, and features before arranging a showing.
The Cliffs at a Glance
| Location | Summerlin South, near Sunset Road, Hualapai Way, and the 215 Beltway |
|---|---|
| ZIP Codes | 89135 and 89148; confirm the individual address |
| Village Opening | 2015 |
| Village Size | Approximately 418 acres in Summerlin’s official history |
| Architecture | Contemporary desert designs with horizontal lines and natural tones |
| Home Types | Detached single-family homes, luxury single-story layouts, and 55+ residences in Regency |
| Builders | Toll Brothers, Tri Pointe / Pardee, Woodside, Taylor Morrison / William Lyon, Pulte, and Richmond American |
| Pricing | Varies by neighborhood, floor plan, condition, lot, and views; compare current listings and recent sales |
10 Neighborhoods in The Cliffs
Use this directory to compare home styles and neighborhood settings. Gate access, association dues, floor plans, and private amenities vary. Builder names may appear under earlier company names in resale records.
Granite Heights and Oluna are included here. Overlook is in Redpoint, a separate Summerlin West district.
Modern Desert Homes & Architecture
Indoor-Outdoor Living
Select homes feature wide glass doors, covered patios, courtyards, or loggias. Compare backyard orientation, shade, and privacy at each property.
Single- & Two-Story Choices
Neighborhoods offer different layouts, bedroom arrangements, garage configurations, and flexible living spaces.
Ridgeline Settings
Elevated terrain gives select homes mountain, valley, or city views. Views depend on the individual homesite and are not available from every property.
Oak Leaf Park & Outdoor Recreation
Oak Leaf Park spans more than five acres and includes four pickleball courts, shaded play areas, a climbing tower, open lawn, shaded picnic pavilions, and a demonstration garden.
Village paths provide walking and running routes, with connections to Summerlin’s broader trail network. Explore the actual route from a home to nearby parks, schools, and recreation destinations.
Faiss Community Park and Aquatic Springs Indoor Pool provide additional recreation options nearby. Red Rock Canyon National Conservation Area offers regional hiking, cycling, and climbing opportunities accessible by car.
Regency at Summerlin · 55+ Living
Regency by Toll Brothers is an age-qualified gated neighborhood within The Cliffs. Its single-story homes and neighborhood recreation amenities offer a distinct option for active-adult buyers.
Ask about current age and occupancy requirements, association dues, and access to the clubhouse, fitness facilities, pools, and pickleball courts when comparing a Regency property.
Shopping, Dining & Commuter Connections
Retail plazas along Sunset Road, Fort Apache Road, and Hualapai Way serve everyday needs. Downtown Summerlin, Las Vegas Ballpark, Red Rock Resort, and the Gramercy area offer additional shopping, dining, and entertainment choices by car.
Nearby 215 Beltway access connects the area with the airport, Town Square, the Strip, and other valley destinations. Travel times depend on the individual address, route, and traffic.
Public & Private Schools Nearby
Public schools in the surrounding area include Shelley Berkley Elementary School, Wilbur & Theresa Faiss Middle School, and Sierra Vista High School. Confirm current CCSD attendance zones for the specific property rather than assuming a village-wide assignment.
Bishop Gorman High School is a nearby private Catholic school. Other private options in the broader area include Alexander Dawson and Faith Lutheran; compare campus locations, admissions, and actual travel routes.
Questions About Living in The Cliffs
Where is The Cliffs village in Summerlin?
The Cliffs is in Summerlin South along the southwestern ridgeline of Las Vegas, near the 215 Beltway, Sunset Road, and Hualapai Way. Addresses in and around the village use ZIP codes 89135 and 89148.
Is all of The Cliffs age-restricted?
No. Regency at Summerlin is the village’s 55+ community. Other neighborhoods have different occupancy rules; confirm the requirements and amenities for the specific property.
Which neighborhoods are in The Cliffs?
Neighborhoods include Regency, Granite Heights, Ironwood, Nova Ridge, Terra Luna, Oluna, Jade Ridge, Vistara, Skystone, and Onyx Point.
Are single-story homes available?
Several neighborhoods include single-story homes. Floor plans, current availability, lot settings, and views vary by property.
Which schools serve The Cliffs?
Nearby public schools include Shelley Berkley Elementary, Faiss Middle School, and Sierra Vista High School. Confirm current CCSD attendance zones for the property address. Bishop Gorman is a nearby private high school.
How can I arrange a showing?
Call Albie Vas at 702-526-4498 or email al@thevasgroup.com to discuss neighborhoods, confirm availability, and coordinate a showing.
Find Your Home in The Cliffs
Buying or selling in The Cliffs? Contact Albie Vas at Keller Williams Las Vegas to compare neighborhoods, request a tailored home search, or discuss your property’s value.
Serving Las Vegas real estate clients since 2008 · NV S.0077942 · Explore Summerlin villages
Sources: Summerlin’s official history, The Cliffs village and neighborhoods, Oak Leaf Park, and Vistara builder information.