The Cliffs Summerlin HOA Fees

HOA fees in The Cliffs Summerlin include a Summerlin master association fee of $76 per month plus a sub association fee that varies by neighborhood. Understanding both layers of dues is essential before purchasing in this guard gated village in southern Summerlin.

How Much Are The Cliffs HOA Fees Per Month?

Every homeowner in The Cliffs pays the Summerlin master association fee, which is $76 per month as of January 2026. This fee covers access to the broader Summerlin trail system (over 200 miles), community parks, and the master planned community's maintained common areas and landscaping along major corridors.

On top of that, each neighborhood within The Cliffs has its own sub association with separate monthly dues. For example, The Cliffs at Dover charges $241 per month for its sub HOA. Other neighborhoods may charge more or less depending on the level of amenities, landscaping, and maintenance their specific sub association provides. Combined, total monthly HOA costs in The Cliffs typically range from approximately $150 to $350 depending on the neighborhood.

What Do The Cliffs HOA Fees Cover?

The Summerlin master association fee funds community wide amenities: trail maintenance, park upkeep, streetscape landscaping, and programming. The sub association fees cover neighborhood specific services such as guard gate staffing, private street maintenance, common area landscaping within the gates, and any shared amenities exclusive to that neighborhood.

The 24/7 guard gated security is a significant component of The Cliffs sub association budgets. Ryan Rose advises buyers to request a full HOA disclosure package before making an offer, as it details exactly what each fee covers and reveals any upcoming special assessments or reserve fund status.

Are The Cliffs HOA Fees Worth the Cost?

Guard gated security alone adds measurable value to homes in The Cliffs. Properties inside guard gated communities in Summerlin historically command higher resale prices compared to non gated neighborhoods at similar price points. The combination of security, maintained common areas, trail access, and parks like Oak Leaf Park (with pickleball courts, playgrounds, and a climbing tower) supports the overall fee structure.

Buyers should compare total monthly costs, including both HOA layers, when evaluating The Cliffs against other Summerlin villages. Some non gated Summerlin neighborhoods carry lower combined fees but lack the security and dedicated amenities.

Ryan Rose's Advice on HOA Costs

HOA fees are a real part of your monthly housing cost, and they deserve the same attention as your mortgage payment. I recommend reviewing the sub association's financial statements and reserve study before committing, as these documents reveal the long term health of the community's budget. For help evaluating HOA costs across The Cliffs neighborhoods, contact Ryan Rose for a side by side comparison.

Explore More Las Vegas Communities

• What Is The Cliffs in Summerlin?
• Is The Cliffs Summerlin Guard Gated?
• The Cliffs Summerlin Amenities and Features

Source: Summerlin.com

Source: Las Vegas Real Estate