Regency at Summerlin
The Cliffs
Regency at Summerlin is Toll Brothers' luxury guard-gated 55+ community inside The Cliffs, Summerlin's southernmost village: more than 400 single-story homes with a private recreation center, pools and pickleball courts.
Representative imagery: the home styles and setting typical of Regency at Summerlin; this is stock imagery, not a specific listing
Regency at Summerlin Overview
Regency at Summerlin is the age-qualified 55+ community inside The Cliffs, the guard-gated village on Summerlin's southern edge near Hualapai Way and Patrick Lane. Toll Brothers built more than 400 single-story homes here from 2016 through 2023, and the community has its own staffed gate and a private recreation center that belongs to Regency residents, not to the village around it.
It is the newest luxury 55+ community in Summerlin, which shows in the architecture and the amenity package: single-level plans with modern, open layouts, a clubhouse with indoor and outdoor pools, and a recreational calendar managed by an on-site lifestyle director.
Because it is fully built out, everything you see is resale, and the pricing evidence comes from actual closed sales rather than builder sheets. That is where the careful comparison work starts, and it is the part of the process I enjoy most.
- Toll Brothers' luxury 55+ community in The Cliffs
- More than 400 single-story homes, built 2016 to 2023
- Staffed guard gate plus a resident-only gate
- Private recreation center with pools, courts and fitness
- HOPA-style age-qualified occupancy rules
- ZIP 89148, minutes from the 215 Beltway
Where Is Regency at Summerlin?
Regency sits inside The Cliffs, the guard-gated village at the far south of Summerlin between the Spring Mountains ridgeline and the 215 Beltway, in ZIP 89148. The village's two public schools, Shelley Berkley Elementary and Faiss Middle School, sit within it, and Downtown Summerlin is roughly fifteen minutes north.
- Inside The Cliffs, Summerlin's southernmost village
- Near Hualapai Way and Patrick Lane
- ZIP 89148, minutes from the 215 Beltway
- Downtown Summerlin about 15 minutes north
- Red Rock Canyon a short drive west
Builders & Development
Regency was built entirely by Toll Brothers, which gives the community a consistent design language and build quality across all of its phases. Because sales ran from roughly 2016 through 2023, the newest homes are only a few years old, and almost everything trades in excellent, lightly-used condition against a wide range of update levels.
Toll Brothers
The luxury national homebuilder that developed Regency from 2016 through 2023, with its hallmark design quality and single-story floor plans.
Three collections
Summit, Palisades and Pinnacle, nine floor plans in roughly 1,665 to 2,424 square feet, all single-story with two-car garages.
The Cliffs village
Regency is part of The Cliffs, Summerlin's multi-builder, guard-gated southern village with parks, an indoor aquatic center and a waterpark at its edge.
Homes & Characteristics
Every home in Regency is single-story, which is the whole point for most buyers here. The floor plans span three collections: Summit, roughly 1,665 to 1,792 square feet with two to three bedrooms; Palisades, roughly 2,003 to 2,223 square feet adding a den; and Pinnacle, the premium tier at roughly 2,235 to 2,424 square feet. Coupled with the desert-contemporary styling of The Cliffs, the homes feel modern, bright and made for the 55+ buyer.
What It Sells For Now
Regency is a pure resale market with real sales history, which makes it easier to price honestly than a new community. Active listings have typically run from the high $600,000s to over $1 million, with the median around the high $800,000s depending on the month. Plan size, updates, lot position and view all move the number, so I will pull the recent closed sales for the specific floor plan you are comparing, plus the Regency HOA and the Summerlin master assessment that go with it.
Latest Las Vegas Market ReportSchools & Education
Regency is a 55+ community, so school zoning is context for visiting grandchildren and staff rather than the buying decision. CCSD assigns by exact address and boundaries change, so verify any specific address with the CCSD zone lookup if a school matters.
- Shelley Berkley Elementary · CCSD elementary physically located in The Cliffs
- 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
Parks & Outdoor Living
Summerlin's trail system threads through the area, and the community parks below anchor daily outdoor life.
- Oak Leaf Park · the village park with pickleball courts, playgrounds and a climbing tower
- Aquatic Springs indoor pool · Clark County's year-round indoor aquatic facility in The Cliffs
- 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 Regency at Summerlin 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
- Regency recreation center · the private clubhouse with indoor lap pool, outdoor resort pools, fitness center, game rooms, courts and an on-site lifestyle director
- Cowabunga Canyon Waterpark · waterpark on Fort Apache Road at the village's edge
- 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
- Southern Hills Hospital · full-service hospital on Sunset Road, about four miles north
The Regency at Summerlin Lifestyle
Daily life in Regency at Summerlin is shaped by the mix below. No two Summerlin villages feel the same, and Regency at Summerlin's personality comes from its homes, its people and its location.
Private amenity campus
A recreation center and pools reserved for Regency residents, not the wider village.
Luxury single-story living
Toll Brothers quality in one-level plans across three collections.
Gated and quiet
Staffed guard gate with a resident-only electronic gate for the community.
Active calendar
A lifestyle director keeps clubs, classes and events running year-round.
Who Regency at Summerlin Is For
Downsizers
Luxury 55+ buyers
Retirees relocating to Summerlin
Buyers who want the newest gated 55+ community in the valley
Regency at Summerlin FAQ
Is Regency at Summerlin a 55+ community?
Yes. Regency is an age-qualified active-adult community under HOPA-style rules: at least one resident in each household must be 55 or older, permanent residents under 19 are not permitted, and younger spouses or partners must be 18 or older. At least 80 percent of occupied homes must have a qualifying resident, so current rules should always be verified with the association.
Who built Regency at Summerlin?
Toll Brothers, the luxury national homebuilder. The community was developed within The Cliffs village from roughly 2016 through 2023, so it is fully built out and trades as resale.
Where is Regency located?
Inside The Cliffs, Summerlin's southernmost guard-gated village, near Hualapai Way and Patrick Lane in ZIP 89148, with the 215 Beltway a short drive away and Downtown Summerlin about fifteen minutes north.
How many homes are in Regency?
More than 400 single-story homes, with typical counts around 450. The floor plans span three collections, Summit, Palisades and Pinnacle, in roughly 1,665 to 2,424 square feet.
What amenities does Regency offer?
A private recreation center of roughly 16,000 to 22,000 square feet with an indoor lap pool, outdoor resort-style pools, a fitness center, game rooms and lounges, tennis and pickleball courts, bocce courts, a demonstration kitchen and walking trails, plus an on-site lifestyle director.
What do Regency homes cost?
Originally sold from the high $400,000s to the mid $600,000s as new construction, Regency homes now trade as resale, with active listings typically running from the high $600,000s to over $1 million depending on plan, updates and location within the community.
Regency at Summerlin questions, answered with the evidence
Sandy Margolin, REALTOR and Certified AI Agent, with 36+ years in real estate and more than 15 years of prior experience as a licensed residential real estate appraiser. Nevada real estate license S.0072707.
Regency was built recently enough that every home deserves individual valuation: plan, phase, updates and view all move the price more than a square-footage formula ever will. My appraisal background is exactly the right tool for comparing Regency homes against each other and against the rest of the valley's 55+ inventory, and I will give you the honest ranking of where your money goes.
- 702-683-3362
- Real Broker LLC · 9580 W Sahara Ave #200, Las Vegas NV 89117
Nevada Sales Person License S.0072707 · 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.