$1,065,0001 day on market
3 bedrooms3 bathrooms2,278 square feet
10179 Emerald Sunset Court, Las Vegas 89148
Huntington & Ellis, A Real Est
Regency in SummerlinIDX MLS 2832307
The Cliffs homes for sale
Summerlin's southern village on high ground, with new homes still selling.
14Homes listed
55Days on market
$537Price per sq ft
$1,132,000Median list price
LVR, updated November 9, 2026
- SizeJust over 418 acres
- HomesAbout 1,700 planned
- Broke ground2015
- 55+Regency, gated
- To the Strip20 minutes
- ZIP code89148
What is The Cliffs like?
The Cliffs is the southernmost village in Summerlin, on high ground near the 215 Beltway, with 14 homes for sale right now at a median list price of $1,132,000.
- The village broke ground in June 2015, the first new Summerlin village in more than a decade.
- About 1,700 homes are planned in 11 neighborhoods on just over 418 acres.
- Builders were still selling new homes here in mid 2026 at Regency, Jade Ridge, Terra Luna, and Nova Ridge.
- Regency by Toll Brothers is a gated, age-qualified neighborhood of single-story homes with its own recreation center.
- Wet 'n' Wild Las Vegas and Clark County's Aquatic Springs indoor pool are both inside the village.
By Truman Fleming, updated October 2026
Filters
Bedrooms
Bathrooms
Home type
Stories
Features
Garage
$895,0001 day on market
2 bedrooms2 bathrooms1,758 square feet
9926 Regency Canyon Way, Las Vegas 89148
SMG Realty
Regency in SummerlinIDX MLS 2827269
$710,000Listed today
2 bedrooms2 bathrooms1,637 square feet
6677 Regency Stone Way, Las Vegas 89148
Growth Luxury Realty
Regency in SummerlinIDX MLS 2826045
$619,99922 days on market
3 bedrooms3 bathrooms2,141 square feet
9760 Pyrite Mystery Avenue, Las Vegas 89148
The Agency Las Vegas
The CliffsIDX MLS 2823206
$1,699,00026 days on market
3 bedrooms4 bathrooms2,749 square feet
6091 Willow Rock Street, Las Vegas 89135
2 Cornel Realty
The CliffsIDX MLS 2820334
$700,99849 days on market
2 bedrooms2 bathrooms1,637 square feet
6754 Desert Crimson Street, Las Vegas 89148
Keller Williams MarketPlace
Regency in SummerlinIDX MLS 2819639
$1,199,00053 days on market
3 bedrooms3 bathrooms2,692 square feet
6184 Willow Rock Street, Las Vegas 89135
Realty ONE Group, Inc
The CliffsIDX MLS 2819287
$924,99948 days on market
3 bedrooms3 bathrooms2,214 square feet
6759 Ivory Sage Street, Las Vegas 89148
Real Broker LLC
Regency in SummerlinIDX MLS 2816136
$996,8008 days on market
2 bedrooms3 bathrooms2,214 square feet
10028 Regency Square Avenue, Las Vegas 89148
Top Tier Realty
Regency in SummerlinIDX MLS 2816562
$2,399,0002 days on market
3 bedrooms4 bathrooms3,157 square feet
6178 Petroglyph Avenue, Las Vegas 89135
Realty ONE Group, Inc
The CliffsIDX MLS 2777320
$1,199,88888 days on market
3 bedrooms4 bathrooms2,654 square feet
6709 Titanium Crest Street, Las Vegas 89148
Realty ONE Group, Inc
Regency in SummerlinIDX MLS 2807568
$1,775,000107 days on market
4 bedrooms4 bathrooms3,158 square feet
6865 Stellar Wind Street, Las Vegas 89135
Listing Haven
The CliffsIDX MLS 2800622
$4,875,000175 days on market
5 bedrooms5 bathrooms4,047 square feet
6937 Rainstone Street, Las Vegas 89148
Virtue Real Estate Group
The CliffsIDX MLS 2777733
$1,509,000196 days on market
3 bedrooms4 bathrooms3,169 square feet
10241 Kirkwood Gaps Avenue, Las Vegas 89135
Signature Real Estate Group
The CliffsIDX MLS 2774281
Showing 14 of 14 homes
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Market
What is the housing market doing in The Cliffs?
Homes in The Cliffs sold for a median of $1,220,000 over the last 12 months, usually in about 33 days at 94.7 percent of the original list price. With 14 homes for sale, that is 4.2 months of supply. Supply is balanced between buyers and sellers.
- Median sold price
- $1,220,000
- Median days to sell
- 33
- Sale to original price
- 94.7%
- Months of supply
- 4.2
How competitive is the The Cliffs market?
Buyers in The Cliffs have room to negotiate: most homes sell under the asking price. Over the last six months homes sold for a median 96.3 percent of their final asking price and 5 percent sold at or over asking. That is from 20 closed sales.
Median sold price, 3-month rolling
$500K
$1M
$1.5M
$2M
$1.65M
| Month | Median sold price, 3 months | Sales, 3 months |
|---|---|---|
| Dec 2025 | $1,250,000 | 14 |
| Jan 2026 | $1,230,000 | 9 |
| Feb 2026 | $820,000 | 7 |
| Mar 2026 | $699,995 | 3 |
| Apr 2026 | $699,995 | 5 |
| May 2026 | $1,150,000 | 5 |
| Jun 2026 | $1,020,500 | 14 |
| Jul 2026 | $1,066,000 | 15 |
| Aug 2026 | $1,143,000 | 16 |
| Sep 2026 | $1,650,000 | 9 |
| Oct 2026 | $1,650,000 | 7 |
| Nov 2026 | $1,650,000 | 3 |
Closed sales in The Cliffs, last 12 months, 35 sales. With few sales a month, each month shows the median of it and the two before. LVR data as of November 9, 2026.
Prices
How many The Cliffs homes are for sale at each price?
The Cliffs has 14 homes for sale. The most, 3, are priced between $600K and $750K.
For The Cliffs homeowners
Live in The Cliffs? Find out what your home is worth.
Resales here compete with new homes from the builders down the street, so pricing takes more than a website average. Get a real number built from the homes in The Cliffs that actually sold, from someone who knows the neighborhoods. Private, free, and no one shows up at your door.
Private and free. Your range shows right away, and a local agent follows up with an exact number.
- Median sold price, last 12 months
- $1,220,000
- Typical time to sell
- 33 days
- Of list price, on average
- 94.7%
Community guide
What is it like to live in The Cliffs?
The Cliffs is the southern tip of Summerlin and one of its newest villages, named for the cliffs and ridgeline behind it. Howard Hughes broke ground in June 2015, the first new Summerlin village in more than a decade, though Faiss Middle School and the Wet 'n' Wild water park were already open on the land. The ground rises here, so many homes look east over the valley to the Strip and west to the Spring Mountains.
Homes are newer than in most of Summerlin, in a rugged contemporary style with flat roof lines, stone and stucco, and earthy colors. National builders each took a neighborhood. Toll Brothers built Granite Heights, Ironwood, and Regency, Pulte built Vistara, Taylor Morrison is selling Jade Ridge, and Tri Pointe is selling Terra Luna and Nova Ridge. Listings also show names like Copper Ridge, Onyx Point, Eagle Crest, Sunset Ridge, and Cielo. Jade Ridge, Terra Luna, Nova Ridge, and Regency are gated. Because new homes and resales sit side by side, compare a resale against what the builders are offering a few streets away.
Regency in Summerlin is the village's 55-plus neighborhood: about 425 single-story Toll Brothers homes on 100 acres, with a recreation and fitness center, pickleball courts, and pools. Shelley Berkley Elementary and Faiss Middle School are public schools in the village, and Bishop Gorman High School, a private Catholic school, is just north. The village is in unincorporated Clark County, and owners pay the Summerlin South Community Association plus their neighborhood association.
Outdoors
What is there to do outside in The Cliffs?
The Cliffs has two water parks, a new neighborhood park, and trail links to the rest of Summerlin.
- Oak Leaf Park
The village park, with pickleball courts, playgrounds, and a climbing tower.
- Wet 'n' Wild Las Vegas
A summer water park that opened in 2013, before the first homes.
- Aquatic Springs
Clark County's indoor pool, built in the village and deeded to the county for public use in 2016.
- Summerlin trail system
Paths from the village tie into more than 200 miles of Summerlin trails.
Price reduced
Which The Cliffs homes just dropped their price?
Homes in The Cliffs listed below their original price, newest cuts first.
$924,99948 days on market
3 bedrooms3 bathrooms2,214 square feet
6759 Ivory Sage Street, Las Vegas 89148
Real Broker LLC
Regency in SummerlinIDX MLS 2816136
$1,199,88888 days on market
3 bedrooms4 bathrooms2,654 square feet
6709 Titanium Crest Street, Las Vegas 89148
Realty ONE Group, Inc
Regency in SummerlinIDX MLS 2807568
$1,775,000107 days on market
4 bedrooms4 bathrooms3,158 square feet
6865 Stellar Wind Street, Las Vegas 89135
Listing Haven
The CliffsIDX MLS 2800622
$1,509,000196 days on market
3 bedrooms4 bathrooms3,169 square feet
10241 Kirkwood Gaps Avenue, Las Vegas 89135
Signature Real Estate Group
The CliffsIDX MLS 2774281
Cost of ownership
What does it cost to own a home in The Cliffs?
At the live median list price of $1,132,000, with 20 percent down, the monthly payment below includes the loan, property tax, insurance, and HOA dues. Owners pay the Summerlin South Community Association and their neighborhood association, and Regency owners pay for their own clubhouse and gates. Change any number to fit your budget.
Estimated monthly payment $6,457
- Principal and interest$5,724
- Property tax$566
- Home insurance$167
- HOA dues$0
Illustrative only. Your lender, the county assessor, and your insurer set the real numbers. Not a loan offer from VIPhomes.Vegas.
Jeremy DayFive Star Mortgage · NMLS 2819600
Real numbers come from a lender. Jeremy Day at Five Star Mortgage is the one we trust.
Before you buy
What should you check before buying in The Cliffs?
Compare the resale against new homes nearby, get every HOA resale package, and get an insurance quote for the exact address before you remove contingencies.
- New home or resale
Builders are still selling in The Cliffs. Price a resale against the new homes nearby, and remember a resale often comes with window coverings, landscaping, and a finished yard that a new home does not.
- Builder warranty
Many homes are under ten years old. Ask what is left on the builder's warranty and whether it transfers to you.
- Every HOA resale package
Ask for the resale package from the Summerlin South Community Association and the neighborhood association, with dues, reserves, special assessments, and transfer fees.
- Age rules at Regency
Regency is age-qualified. Read the age rules in the CC&Rs before you buy, especially if someone under 55 will live in the home.
- SID and LID assessments
Some Las Vegas neighborhoods carry a Special or Local Improvement District assessment on the property tax bill. Ask whether the home has one, what balance is left, and who pays it at closing.
- Views and what could block them
Many homes are sold on their Strip or mountain views. Ask what sits on the lots in front of the home and whether any are still open to build on.
Lifestyles
Search every Summerlin homeWhat other kinds of Summerlin homes can you search?
Summerlin has 279 pool homes, 77 golf course homes, and 221 guard gated homes for sale today.
Getting around
How far is The Cliffs from the Strip and the airport?
About 20 minutes to the Strip and about 20 minutes to Harry Reid International Airport by car, off-peak, using the 215 Beltway. Downtown Summerlin is about 10 minutes north.
- Las Vegas Strip20 min
- Harry Reid International Airport20 min*
- Downtown Summerlin10 min
- Red Rock Canyon Visitor Center25 min*
Typical off-peak drive times. Times marked * are estimates.
Schools
Which public schools serve homes in The Cliffs?
Homes in The Cliffs most often list Shelley, Berkley (elementary); Faiss, Wilbur & Theresa (middle); and Sierra Vista High (high).
- ElementaryShelley, BerkleyAbout 7 in 10 homes
- MiddleFaiss, Wilbur & TheresaMost homes
- HighSierra Vista HighNearly all homes
Each home's schools are on its listing. From 49 homes for sale or sold in the last year, as their listings name them.
Neighborhoods
What other neighborhoods are in Summerlin?
Summerlin is split into villages, from 1990s neighborhoods like The Hills and The Canyons to newer ones like The Cliffs, plus guard gated and 55-plus communities. Each has its own homes and price range, with live numbers from the MLS.
Questions, answered
Questions people ask about The Cliffs
Is The Cliffs part of Summerlin?
Yes. The Cliffs is the southernmost village in Summerlin, near the 215 Beltway at Hualapai Way and Patrick Lane, and belongs to the Summerlin South Community Association.
Are new homes still being built in The Cliffs?
Yes. As of mid 2026, builders were selling at Regency by Toll Brothers, Jade Ridge by Taylor Morrison, and Terra Luna and Nova Ridge by Tri Pointe Homes.
Is there a 55+ community in The Cliffs?
Yes. Regency in Summerlin is a gated, age-qualified neighborhood of single-story Toll Brothers homes with its own recreation center.
Is The Cliffs gated?
The village as a whole is not, but several neighborhoods inside it are gated, including Jade Ridge, Terra Luna, Nova Ridge, and Regency.
What do homes cost in The Cliffs?
New homes have been priced from the high $300,000s to the high $900,000s depending on the neighborhood, and resales run in a similar range. The live median list price is shown at the top of this page.
What are the HOA fees in The Cliffs?
Owners pay the Summerlin South Community Association plus a neighborhood association. Regency dues are higher because they cover its clubhouse and gates, so ask for every resale package.
How far is The Cliffs from the Strip?
About 20 minutes by car off-peak, and about 20 minutes to Harry Reid International Airport using the 215 Beltway.
What schools serve The Cliffs?
Public schools in The Cliffs are assigned by home address through the Clark County School District, and the lines can change from year to year. Look up any address with the district's zoning search, and read each school's public report on the Nevada Report Card.
Part of Summerlin
Your Summerlin area experts
The full picture of Summerlin, its villages, and its market is in our community guide.
- Homes for sale
- 963
- Median list price
- $690K
- Neighborhoods
- 21
Sources
Where these numbers come from
- Listings, prices, and counts come from LVR through IDX, refreshed November 9, 2026.
- The market trend uses closed sales in The Cliffs over the last 12 months (35 sales), as of November 9, 2026.
- Drive times are typical off-peak times, not live traffic.
- The payment calculator is illustrative. Rates, taxes, and insurance vary by lender, address, and buyer.
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