The Cliffs
Summerlin South
The Cliffs is Summerlin's southernmost village: roughly 450 acres of guard-gated, desert-contemporary neighborhoods set against the Spring Mountains ridgeline, with two community parks, an indoor aquatic center and a waterpark at its edge.
Representative imagery: the home styles and setting typical of The Cliffs; this is stock imagery, not a specific listing
The Cliffs Overview
The Cliffs is Summerlin's newest and southernmost village, named for the 600-foot ridgeline on its western edge. Ground broke in June 2015 and homes were developed through the early 2020s, giving the village some of the newest housing stock in Summerlin alongside streets that were still being finished only a few years ago.
It is a guard-gated village with 24/7 entrances, roughly 1,700 homes across its neighborhoods, and a desert-contemporary architectural language that plays off the ridgeline behind it. The village also includes Regency, Toll Brothers' age-qualified 55+ community, and it is minutes from the 215 via Hualapai Way and Patrick Lane.
- Summerlin's southernmost village
- Roughly 450 acres and about 1,700 homes
- Guard-gated 24/7 entrances
- Desert-contemporary architecture against the ridgeline
- Regency 55+ community by Toll Brothers inside
- Oak Leaf Park, Aquatic Springs and Cowabunga Canyon
Where Is The Cliffs?
The Cliffs sits in the far south of Summerlin near the intersection of Hualapai Way and Patrick Lane, with the Bruce Woodbury Beltway (CC-215) a short drive away. ZIP codes split across the village between 89139 and 89148, and the village is named for the 600-foot ridgeline that runs along its western side.
- Near Hualapai Way and Patrick Lane
- Easy access to the CC-215 beltway
- ZIP codes 89139 and 89148
- Spring Mountains ridgeline on the west
- Downtown Summerlin about 15 minutes north
Builders & Development
The Cliffs was developed from 2015 by several national builders under Summerlin's design standards. Because the village is so new, most homes were sold as new construction and now trade as lightly-used resale, with new phases continuing at the edges.
Multi-builder village
The Cliffs was developed over about eight years with product from several national builders under Summerlin's design standards, which is why the neighborhoods vary in architecture and price point.
Regency by Toll Brothers
The age-qualified 55+ community with roughly 425 single-story homes, its own private recreation center, pools and pickleball courts.
Neighborhood lineup
Granite Heights, Ironwood, Oluna, Onyx Point, Nova Ridge, Skystone, Terra Luna and Vistara are among the named neighborhoods.
Homes & Characteristics
The architecture is distinctly desert contemporary: flat and low-slope roofs, stucco and stone exteriors, large glass and a strong connection to the mountain views. Floor plans range from single-story designs popular with the 55+ market to larger two-story family homes, many with view orientation toward the ridgeline.
What It Sells For Right Now
As of mid-2026, The Cliffs sells almost entirely as resale with typical homes priced from roughly $600,000 to $1.2 million; a late-2025 sales snapshot put the village median around $1.19 million. Neighborhood, gate section, view and the age-qualified Regency enclave all move the price, so current comparables matter.
Latest Las Vegas Market ReportSchools & Education
CCSD assigns by exact street address and boundaries change, and ZIP codes cut across The Cliffs, so the definitive check is the CCSD zone lookup for the specific home. The two public campuses physically inside the village are Shelley Berkley Elementary and Faiss Middle School.
- Shelley Berkley Elementary · CCSD elementary physically located in The Cliffs, opened August 2017
- Wilbur and Theresa Faiss Middle School · CCSD middle school physically located in The Cliffs
- Palo Verde High School · the commonly cited high school feeder for the area
- Bishop Gorman High School · private Catholic high school, also located in the area
Parks & Outdoor Living
Summerlin's trail system threads through the area, and the community parks below anchor daily outdoor life.
- Oak Leaf Park · 5-plus acres with four pickleball courts, two shaded playgrounds, a climbing tower, central lawn, picnic pavilion and demonstration garden, completed around 2018
- Aquatic Springs indoor pool · Clark County's year-round indoor aquatic facility at 7025 S Fort Apache Rd with a 25-meter lap pool and therapy pool
- Cowabunga Canyon Waterpark · waterpark on Fort Apache Road with slides, a wave pool and a lazy river
- Summerlin trail system · connects the village to the wider master plan
Dining Nearby
A short drive puts you at Downtown Summerlin's open-air restaurant row, Rampart Boulevard, and Red Rock Resort. These are neighborhood favorites within a few minutes of most The Cliffs homes.
- Downtown Summerlin · the open-air restaurant row about 15 minutes north
- Trattoria Reggiano · Italian dining at Downtown Summerlin
- Honey Salt · Rampart Boulevard neighborhood favorite
Shopping & Everyday Living
- Downtown Summerlin · 125+ stores and restaurants
- Whole Foods Market · grocery anchor at Downtown Summerlin
- Tivoli Village · boutique shopping on Rampart Boulevard
Recreation & Entertainment
- Cowabunga Canyon Waterpark · summer waterpark with roughly 25 slides and attractions
- Regency recreation center · private clubhouse, pool and pickleball for the 55+ community
- Red Rock Canyon National Conservation Area · scenic loop and trails a short drive west
Healthcare Nearby
- Summerlin Hospital Medical Center · full-service hospital on Town Center Drive
- Best Urgent Care of Las Vegas · urgent care serving the Summerlin area
The The Cliffs Lifestyle
Daily life in The Cliffs is shaped by the mix below. No two Summerlin villages feel the same, and The Cliffs's personality comes from its homes, its people and its location.
Gated privacy
24/7 guarded entrances give the village a secure, resort feel.
Year-round swimming
Aquatic Springs keeps lap swimming and therapy pools usable all year.
Family recreation
Oak Leaf Park, the waterpark and the village's parks keep kids busy year-round.
55+ enclave
Regency gives active adults their own gated section inside the village.
Who The Cliffs Is For
Families
55+ active adults in Regency
View buyers
Buyers who want Summerlin's newest southern address
The Cliffs FAQ
What is The Cliffs?
The Cliffs is Summerlin's southernmost village, roughly 450 acres of guard-gated neighborhoods against the Spring Mountains ridgeline, near Hualapai Way and Patrick Lane with easy access to the 215. Development began with a June 2015 groundbreaking.
Is The Cliffs gated?
Yes, the village has guard-gated 24/7 entrances, giving it a high level of security and privacy.
What is Regency in The Cliffs?
Regency is Toll Brothers' age-qualified 55+ community inside The Cliffs, with roughly 425 single-story homes, its own private recreation center, pools and pickleball courts.
What parks and recreation are in The Cliffs?
Oak Leaf Park offers pickleball courts, playgrounds and a climbing tower; Aquatic Springs is a year-round indoor county pool; and Cowabunga Canyon Waterpark sits at the village's edge with slides, a wave pool and a lazy river.
What schools serve The Cliffs?
Shelley Berkley Elementary and Wilbur and Theresa Faiss Middle School are the two CCSD schools physically located in The Cliffs, with Palo Verde High School the commonly cited high school. Bishop Gorman High School is private and also sits in the area. CCSD assigns by exact address, so verify the specific home.
How many homes are in The Cliffs?
Roughly 1,700 homes across its neighborhoods, including Granite Heights, Ironwood, Oluna, Onyx Point, Nova Ridge, Skystone, Terra Luna and Vistara, built from about 2015 through the early 2020s.
The Cliffs questions, answered with the evidence
Sandy Margolin, REALTOR and Certified AI Agent, with 36+ years in real estate and approximately 20 years of prior experience as a licensed residential real estate appraiser. Nevada real estate license S.72707.
The Cliffs is new enough that every home deserves individual comparable analysis, and my appraisal background is built for exactly that. I will match the specific neighborhood, view section and builder against real sales so you buy or price with the evidence in hand.
- 702-683-3362
- Real Broker LLC · 9580 W Sahara Ave #200, Las Vegas NV 89117
Nevada Sales Person License S.72707 · Equal Housing Opportunity
Next Steps
Whether you are buying, selling, downsizing or just figuring out what comes next, the first step is a conversation with someone who reads the evidence.