Summerlin Village 11 · Residential development from 2015
The Cliffs
Summerlin's southernmost village, with ten neighborhoods from eight builders, two schools inside its own boundary and an age-qualified community of its own.
Residential from
2015
Per the developer's dating
Neighborhoods
10
Eight builders
Schools inside
2
Berkley Elementary and Faiss Middle
Village park
Oak Leaf
The village's recreation anchor
Position
Southernmost
The south end of the master plan
Overview
Setting
The south end of Summerlin
The Cliffs is Summerlin's southernmost village. The developer dates residential development to 2015, though the village's institutions arrived earlier — Faiss Middle School opened in 2007 and the water park in 2013.
That sequence is worth knowing, because it explains something unusual about The Cliffs: the schools and recreation were established before most of the housing was. Buyers here move into a village with its institutions already settled rather than waiting for them.
Inside the village
Two CCSD campuses
Shelley Berkley Elementary and Faiss Middle are both located in The Cliffs, according to the official school directory.
Inside the village
Oak Leaf Park
The village recreation anchor, with nearby aquatic recreation under separate operators.
Inside the village
Regency at Summerlin
An age-qualified community from Toll Brothers, with its own clubhouse and rules, sitting alongside the general-market neighborhoods.
The Cliffs is sometimes described as one guard-gated compound. It is not — gating differs between neighborhoods, and some streets are open.
Compare the specific gate and street rather than a village-wide security description. Where a neighborhood is gated, that usually adds an association layer and often private roads the neighborhood maintains.
Position
What a southern address changes
The Cliffs sits at the bottom of the master plan, and that changes the practical geography of daily life more than most buyers expect.
- The nearest daily services may be along southern corridors rather than at Downtown Summerlin.
- Shopping and commuting patterns differ from the villages in the centre and north of the master plan.
- School assignment also differs — see the Schools tab, where the high school is not the one most people assume.
Drive the route you would actually use, at the time you would actually use it. For some households the southern position is the reason to buy here; for others it is the reason not to. Either way it is knowable in an afternoon.
Summerlin market snapshot
Master-plan wide · Q1 2026
$825,000
Median sale price
$343.94
Per square foot
33
Median days on market
782
Homes listed
361
Homes sold
Summerlin-wide resale figures across all thirty villages. The Cliffs spans ten neighborhoods including an age-qualified community, so the figures differ considerably between them. Ask us for the numbers on the neighborhood you are considering.
Neighborhoods
The directory
Ten neighborhoods, eight builders
The Cliffs directory combines the broad neighborhood inventory with historical development coverage. Most now trade as resale, which means finished landscaping and settled streets.
| Neighborhood | Original builder | Character |
|---|---|---|
| Regency at Summerlin | Toll Brothers | Age-qualified, with its own clubhouse |
| Granite Heights | Toll Brothers | General market |
| Ironwood | Pulte Homes | General market |
| Jade Ridge | Taylor Morrison | General market |
| Nova Ridge | Pardee Homes | General market |
| Oluna | Lennar | General market |
| Onyx Point | Richmond American Homes | General market |
| Skystone | Woodside Homes | General market |
| Terra Luna | Pardee Homes | General market |
| Vistara | Pulte Homes | General market |
Builder names describe each neighborhood's product history. Pardee is a historical builder name that appears on older signage and in resale remarks; it does not indicate current selling activity.
Regency at Summerlin sits inside The Cliffs but operates on different terms from the general-market neighborhoods, with its own private clubhouse.
If you are comparing homes across the village, obtain the age and resident-use rules and the private clubhouse budget for Regency specifically. Age restrictions also do not eliminate school-tax obligations or place a home in a different school district.
Comparing homes here
Established resale against western new build
The most common decision buyers face in The Cliffs is whether to take a finished home here or a build-to-order release in one of the newer western villages. They are genuinely different propositions.
Compare them after accounting for:
- Landscaping — front and rear yards already in, versus a dirt yard at handover.
- Pool — installed, versus a six-figure addition after closing.
- Lot — an established lot with mature planting, versus a new one.
- System age — roof, HVAC and water heater on a 2015–2020 home versus new.
Those four items usually account for most of the headline price difference between a Cliffs resale and a comparable new build. We run that comparison for clients side by side.
Schools
Clark County School District
Schools serving The Cliffs
The Cliffs has two CCSD campuses inside its own boundary — Shelley Berkley Elementary and Faiss Middle — and its high school is Sierra Vista rather than Palo Verde.
| Level | School | Campus location |
|---|---|---|
| Elementary | Shelley Berkley Elementary School | Inside The Cliffs |
| Middle | Faiss Middle School | Inside The Cliffs, opened 2007 |
| High | Sierra Vista High School | Outside the master plan |
Documented at Oak Leaf Park, the village reference point. CCSD assigns schools by street address, so confirm the specific home at ccsd.net/zoning — or ask us and we will confirm it for you.
Palo Verde serves much of Summerlin and is often assumed to cover the whole master plan. It does not. The Cliffs sits at the southern end, where addresses are assigned to campuses beyond the community — the Oak Leaf Park reference point documents Sierra Vista High School.
Worth knowing early if a particular high school matters to the decision.
Choice, charter and private options
Bishop Gorman, in nearby The Mesa, is a private school, so admission runs through its own application process rather than anything tied to a home's address.
West Career and Technical Academy is a program-based CCSD magnet drawing from across the valley, and Doral Academy Red Rock and the Discovery charter campus serve the wider northwest. Each runs its own application, lottery and transportation arrangements, which are worth starting early.
Other private schools in the area include Adelson, Alexander Dawson, Faith Lutheran Middle and High School, Faith Lutheran Academy, The Meadows, St. Elizabeth Ann Seton, Merryhill and Shenker Academy.
Inside the master plan
Campuses located in Summerlin
Summerlin contains thirteen public campuses, which is unusual for a master plan and part of why the community draws the buyers it does. Two of them sit in The Cliffs.
| Level | Campuses in Summerlin |
|---|---|
| Elementary | Lummis, Bryan, Bonner, Staton, Ober, Givens, Goolsby, Vassiliadis, Berkley |
| Middle | Becker, Rogich, Faiss |
| High | Palo Verde |
| Magnet | West Career and Technical Academy |
A campus inside Summerlin may serve homes across several villages, and southern Summerlin addresses are frequently assigned to campuses outside the master plan — Sierra Vista, Durango and Spring Valley all serve parts of the community.
If a student needs a specific program — special education, language support, advanced coursework, arts, athletics, counselling, before or after-school care, or transportation — ask the school about that program directly. That conversation tells you far more than any summary figure, and we are happy to point you to the right contact.
Parks and recreation
The village anchor
Oak Leaf Park, and water close by
Oak Leaf Park is the village's recreation anchor. What makes The Cliffs unusual is what sits nearby: two aquatic attractions, each under its own operator.
| Facility | What it is | Operated by |
|---|---|---|
| Oak Leaf Park | The village recreation anchor | Public village park |
| Aquatic Springs | Nearby aquatic recreation | Its own operator |
| Cowabunga Canyon | Water park, opened 2013 | Its own operator |
The former Wet 'n' Wild name persists in older guides for the water park. Both aquatic facilities run under their own operators, so check current admission, seasons and hours with them directly rather than relying on a neighborhood guide.
Regency at Summerlin has its own private clubhouse, which is not the same as the village park or the Summerlin Council system. Obtain the clubhouse budget alongside the resident-use rules if you are considering a Regency home.
The wider Summerlin network
The Summerlin Council operates four community centers at Trails, Willows, Gardens and Vistas, with Council pools at three of them, under published resident eligibility and registration rules.
Summerlin's August 2026 developer release reports more than 300 parks and more than 200 miles of trails across the master plan. Those totals combine very different scales of facility, so for a specific activity check restrooms, shade, accessible paths, surface condition and parking.
A private clubhouse, a public village park and a Summerlin Council facility represent three different sets of rights. Ask which ones a specific deeded property qualifies to use, and whether a tenant receives the same privileges as an owner.
Buying here
Hillside homes
What to establish on a specific lot
The Cliffs takes its name from its terrain, and hillside lots here reward a careful look before an offer.
- Retaining walls. Inspect them and establish who maintains them — on hillside lots these can be a substantial cost item.
- Drainage. Elevated ground does not eliminate drainage concerns; runoff and site grading both need inspection.
- Usable yard. Measure what is actually level rather than estimating from a plat.
- Outdoor living orientation. Check where the patio and outdoor areas sit relative to afternoon sun, at the hour you would be using them.
Homes here largely date from 2015 onward. Inspect structure, roof, electrical, plumbing, HVAC, drainage and any pool equipment, and establish what structural warranty coverage remains and whether it transfers.
We schedule independent inspections for clients as standard.
Ownership costs
What you will pay beyond the mortgage
A useful budget separates mortgage principal and interest, property tax, insurance, master assessment, neighborhood assessment, clubhouse dues where they apply, special-assessment installments, utilities, landscaping, pool service and maintenance reserves.
Clark County applies a partial abatement that caps annual growth of a qualifying owner-occupied tax bill at 3 percent. That is a cap on increases, not a 3 percent tax rate.
Recorded ownership documents can reset owner-occupied status pending requalification, so a seller's current bill is not automatically the buyer's future bill. We confirm the status on the specific parcel.
Balances vary lot to lot within the same neighborhood and sit outside the normal property-tax bill. Obtain the parcel balance, installment schedule, interest terms and payoff quote from the responsible authority or the closing records, and ask whether the seller has paid theirs off.
We pull these before clients write an offer.
Association documents to request
The current assessment statement, annual budget, reserve study, governing documents, rules, insurance summary, meeting information and any pending capital projects. For a resale, reconcile all of it against the official resale package.
Then resolve the rules that affect daily life: rental term limits and any leasing caps, guest parking, street parking, commercial vehicles, RV storage, pets, exterior colours, landscaping, solar placement, security cameras, patio covers, pools and short-term rentals.
Where we come in
Ten neighborhoods, and they are not interchangeable
The Cliffs holds an age-qualified community, gated streets, open streets and hillside lots with very different usable ground. Two homes at the same price in this village can be quite different purchases.
We know the neighborhoods, the terrain and what the gates and clubhouse actually cost. Tell us what you are after and we will find the right one.
Questions
The Cliffs, answered
Where is The Cliffs in Summerlin?
What neighborhoods are in The Cliffs?
What schools serve The Cliffs?
Is the high school really not Palo Verde?
Is The Cliffs guard-gated?
What is Regency at Summerlin?
What parks and recreation does The Cliffs have?
What should I check on a hillside lot here?
How does the southern location affect daily life?
Should I buy here or in a newer western village?
How old are the homes in The Cliffs?
What are the HOA costs in The Cliffs?
Sources and currency
Village position, residential dating and neighborhood directory: Summerlin developer history, neighborhood inventories and historical development coverage. School campus locations: the official Summerlin school directory. School assignment context: Clark County School District attendance data sampled at Oak Leaf Park. Aquatic facility detail: current operator information. Council community centers and pools: Summerlin Council. Recreation and trail totals: the developer's August 2026 release. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Aquatic facility admission, seasons and hours are set by their operators and change seasonally.