Top Rated
7/10
7/10Wright Elementary
Zoned · Mountains Edge corridor
K-5750 Students20:1
Mountains Edge, Las Vegas
Montecito at Mountains Edge — Homes For Sale
Nevada's #1 team for Montecito at Mountains Edge real estate. Search Mountains Edge single-family homes — 2004-2010 construction, 100+ acres of parks, Exploration Peak trail, and live MLS data for ZIP 89178.
MEDIAN LIST PRICE (ZIP AREA 89178)
$494K
LVR / GLVAR, June 2026
MASTER PLAN ACREAGE
3,500
Mountains Edge community records
BUILT
2004-2010
Focus Property Group
DAYS ON MARKET
32
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Montecito at Mountains Edge at a Glance?
Montecito is a single-family neighborhood inside Mountains Edge — a 3,500-acre master plan built 2004-2010 by Focus Property Group, served by the City of Las Vegas. The 89178 ZIP area shows a $494,450 median list price and 32-day pace per Las Vegas REALTORS, with 198 active listings and homes priced $400K-$650K.
- The plan: a 3,500-acre master plan by Focus Property Group, developed 2004-2010, with 100-plus acres of parks and a connected trail network anchored by Exploration Peak Park.
- The price ladder: $400K entry three-bedroom homes through $650K upgraded four- and five-bedroom floor plans — all 2004-2010 construction with desert-contemporary design.
- Schools: zoned Wright Elementary (7/10 GreatSchools), Faiss Middle (6/10), and Sierra Vista High (6/10), with Doral Academy and Pinecrest Academy charters at 8/10 nearby.
- Market pace: 198 active listings and a 32-day median DOM across the 89178 ZIP in June 2026 — an active, price-sensitive family market.
- City backbone: LVMPD coverage, City of Las Vegas services, Blue Diamond Road retail, and I-215 access putting the airport 20 minutes away.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Montecito at Mountains Edge Homes for Sale?
The 89178 ZIP area carried 198 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $400K entry homes to $650K+ upgraded floor plans in Mountains Edge. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Montecito Area Homes Sell in Each Price Range?
Median list price across the 89178 ZIP area sits at $494,450 per Las Vegas REALTORS June 2026 MLS data. Montecito homes price between $400K and $650K, but the broader ZIP includes southwest Las Vegas listings above and below that band. The price-band breakdown below reflects the 198 active listings across the corridor.
Browse Montecito Listings
How Can You Find a Montecito Home by Type, Lifestyle & Price?
The 89178 ZIP area's 198 active listings break down by property type, price, and lifestyle fit — each link opens our live Las Vegas MLS search pre-filtered by bedroom count, price band, or trail access, with counts refreshed daily from Las Vegas REALTORS so every filter runs on current ZIP 89178 data.
Which Mountains Edge Neighborhoods Should You Explore?
Montecito is one of several Focus Property Group neighborhoods inside Mountains Edge. Each card links to the most relevant hub or live search so you can compare inventory, price positioning, and lifestyle fit across the master plan.
Master Plan · 3,500 Acres · Parks
Mountains Edge (parent plan)
Single-Family · Mountains Edge siblingArlington Ranch at Mountains Edge
Single-Family · Mountains Edge siblingRivendell at Mountains Edge
Guard-Gated · Golf CourseRhodes Ranch
Full City SearchLas Vegas (citywide)
New Builds · Current ReleasesNew Construction
FHA · VA · Low Down PaymentFirst-Time Buyer Resources
Adjacent Metro · 15 minHenderson (nearby)
By Property Type
By Price Range
Updated daily · 198 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Montecito Listings First?
Custom alerts by neighborhood, price, beds, and trail access — no spam, unsubscribe anytime. Well-priced homes in Mountains Edge with Exploration Peak views routinely go under contract within the first two weekends per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
8/10
8/10
8/10
8/10
9/10
How Are the Schools in Montecito at Mountains Edge?
Clark County School District zoned campuses for Montecito are Wright Elementary (7/10), Faiss Middle (6/10), and Sierra Vista High (6/10). Charter options Doral Academy and Pinecrest Academy both rate 8/10 and serve K-12 within 10-12 minutes. Private choices include Bishop Gorman (9/10) and Faith Lutheran. Verify exact zoning for any address with CCSD before you offer.
8/10Doral Academy of Nevada
Charter · southwest LV (10 min)
K-121000 Students19:1
8/10Pinecrest Academy
Charter · southwest LV (12 min)
K-12900 Students20:1
8/10Mountain View Christian School
Private · nearby (15 min)
K-12600 Students16:1
8/10Faith Lutheran
Private · southwest LV (15 min)
6-12800 Students17:1
9/10Bishop Gorman
Private · west Las Vegas (20 min)
9-121200 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Montecito Families?
According to GreatSchools.org, Montecito zones into Wright Elementary (7/10), Faiss Middle (6/10), and Sierra Vista High (6/10); charter options Doral Academy and Pinecrest Academy both rate 8/10 and serve K-12. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | West Las Vegas · 20 min | $400,000+ |
| 2 | Doral Academy | Public charter | K-12 | 8/10 | Southwest LV · 10 min | $400,000+ |
| 3 | Pinecrest Academy | Public charter | K-12 | 8/10 | Southwest LV · 12 min | $400,000+ |
| 4 | Wright Elementary | Public (zoned) | K-5 | 7/10 | Mountains Edge corridor | $400,000+ |
| 5 | Sierra Vista HS | Public (zoned) | 9-12 | 6/10 | Mountains Edge corridor | $400,000+ |
SAFETY & CRIME
Is Montecito at Mountains Edge Safe?
Direct Answer
Yes. Montecito is served by the Las Vegas Metropolitan Police Department (LVMPD) and sits in one of the more stable suburban sections of the southwestern Las Vegas Valley. Mountains Edge's 2004-2010 construction era means planned streets without cut-through traffic, high homeownership near 72 percent, and engaged HOA community standards — all of which correlate with lower incident rates.
- Las Vegas Metropolitan Police Department coverageCity of Las Vegas services and city police
- Homeownership in Mountains EdgeCommunity records — owner-heavy demographics
- Purpose-built streets, interior layoutNo through-traffic arterials bisecting residential blocks
- Violent crime vs national average, southwest LV corridorFBI Uniform Crime Reporting
What Buyers Should Know
Mountains Edge was planned in the 2000s with residential-only street patterns — cul-de-sacs and loops rather than collector-road cut-throughs — which limits non-resident vehicle traffic through Montecito. Combined with the plan's high homeownership rate and active HOA-driven community standards, the neighborhood maintains a suburban character where typical incidents are vehicle break-ins and package theft rather than violent crime.
The Blue Diamond Road and I-215 corridors at the plan's perimeter see higher incident concentrations typical of commercial corridors — parking-lot vehicle thefts and retail theft near the shopping centers. Residential blocks inside the master plan, a street or two removed from those arterials, run considerably quieter.
For buyers who want additional verification, LVMPD publishes an interactive crime mapping tool online where you can check incident history for the specific blocks around any home you are considering — a step our team recommends for every buyer regardless of the neighborhood in question.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in Montecito at Mountains Edge?
The Answer
Montecito is a Focus Property Group neighborhood inside the 3,500-acre Mountains Edge master plan, with 100-plus park acres, Exploration Peak trail access, and HOA-maintained streets. City of Las Vegas services and zero Nevada state income tax stretch every relocating household's budget beyond what the $494K ZIP-area median suggests.
What is Montecito known for?
Montecito is known as a well-positioned Mountains Edge neighborhood — 2004-2010 single-family construction with desert-contemporary design, Spring Mountain views, and direct access to Exploration Peak Park's summit trail and the master plan's 100-plus-acre park system.
Who should live in Montecito at Mountains Edge?
It fits families seeking newer construction between $400K and $650K, professionals who value the I-215 corridor's commute flexibility, investors drawn to the area's 72 percent homeownership rate and steady rents, and California relocators who want mountain views without a luxury price tag.
What is daily life like?
Mornings begin on Exploration Peak's summit trail or the connected bike paths threading the master plan; Blue Diamond Road handles most errands — grocery, dining, and services — without touching a freeway; and the I-215 beltway puts Henderson and the airport within 15 to 20 minutes.
Location
Where Is Montecito at Mountains Edge
Montecito sits inside the Mountains Edge master plan in the southwestern Las Vegas Valley, west of the I-15 corridor and south of Blue Diamond Road. ZIP 89178. Roughly 14 miles from the Strip, 20 minutes to Harry Reid International Airport.
Blue Diamond Rd retail
5
Min
Exploration Peak Park
5
Min
Henderson
15
Min
Airport
20
Min
Strip
25
Min
Montecito at Mountains Edge
At a Glance$494,450
Median List Price (ZIP 89178)
$482,500
Median Sold (recent closings)
198
Active Listings (ZIP area)
32
Days on Market
- Setting
- Master-planned, southwest Las Vegas Valley
- Master Plan Acreage
- ~3,500 acres
- Built
- 2004-2010
- Developer
- Focus Property Group
- HOA (combined)
- $60-$150/mo
- Price Range
- $400K-$650K
- Parks
- 100+ acres (Exploration Peak + Regional Park)
- Trails
- Miles of connected walking and biking paths
- Guard-Gated
- No
- Schools
- CCSD + charter options (Doral, Pinecrest)
- Distance to Airport
- ~20 min (I-215/I-15)
- Sunshine
- 300 days/year
LIVABILITY REPORT CARD
How Does Montecito at Mountains Edge Score?
Montecito earns strong marks for value, parks, and mountain views, with honest trade-offs on zoned school ratings and the commute to the Strip. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour of this Mountains Edge neighborhood.
Grade B+: Safety
LVMPD coverage; Mountains Edge's owner-heavy demographics and interior street layout keep typical incidents to suburban property matters. Verify block-level data via LVMPD's public crime map.
Grade B: Schools
Zoned campuses rate 6-7/10 on GreatSchools; strong charter alternatives — Doral Academy and Pinecrest Academy at 8/10 — compensate for the zoned school ratings.
Grade A-: Cost of Living
$494K ZIP-area median, $60-$150/mo combined HOA, zero state income tax, and property taxes running 0.5-0.7% of value — strong value for newer construction with mountain views.
Grade B+: Amenities
100+ park acres, Exploration Peak summit trail, connected bike paths, Blue Diamond Road retail, and I-215 corridor access.
Grade A: Outdoor Access
Exploration Peak Park and Mountains Edge Regional Park are outstanding; Red Rock Canyon National Conservation Area is 15 minutes northwest.
Grade B: Commute
Blue Diamond Road handles local errands in minutes; I-215 reaches the airport in 20 minutes and the Strip in 25 — slightly longer than midvalley addresses.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Montecito at Mountains Edge a good place to live?
Yes — by southwest Las Vegas measures, Montecito is one of the better value-for-construction-quality neighborhoods in the 89178 ZIP. It pairs 2004-2010 single-family homes, genuine Spring Mountain views, and 100-plus acres of parks with a combined HOA of $60 to $150 per month and a price range of $400K to $650K. The honest trade-offs: zoned schools rate 6-7/10 on GreatSchools (charter alternatives rate 8/10), and the Strip commute runs 25 minutes rather than the 20 minutes midvalley addresses offer. Nevada's zero state income tax makes every calculation look better than the sticker suggests.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Montecito at Mountains Edge?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality that contains Mountains Edge — the parent city holds 656,274 residents with a median household income of $66,820. Community records put homeownership inside Mountains Edge near 72 percent, with a median resident age around 34.
The Census does not break Montecito out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside Mountains Edge, our closing data shows a blend of young families drawn by the newer construction and park system, California relocators attracted by the value-per-square-foot equation, and working professionals who commute via the I-215 corridor to Henderson, the airport employment cluster, and the Strip hospitality jobs.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~34
vs Clark Co 38
~$330K
vs Clark Co $391K
~72%
vs Clark Co 59%
~25%
vs Clark Co 29%
~31%
vs Clark Co 27%
2.7
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Montecito is not separately tabulated); community homeownership figure from community records · Updated
POPULATION & GROWTH
How Fast Is the Mountains Edge Area Growing?
Mountains Edge was developed primarily between 2004 and 2010, so the plan's residential stock is largely set — but its parent city, Las Vegas, has added population steadily, and the southwest valley's I-215 corridor continues attracting new retail and employment that supports neighborhood demand. Clark County as a whole has added roughly 230,000 residents since 2010 per U.S. Census counts.
656,274Las Vegas city residents (Census)
3,500Mountains Edge master plan acres
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010-2030 (projected)
Inside Mountains Edge, growth means competition for the existing stock rather than new supply from Montecito itself — the neighborhood built out between 2004 and 2010. That dynamic supports long-run price stability: each new household entering the southwest valley adds demand to a finished neighborhood without diluting it with competing inventory.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Montecito or Mountains Edge separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Montecito Score for Livability?
Montecito combines B-plus safety, A-grade outdoor access, and an A-minus cost-of-living score, with honest trade-offs on zoned school ratings and the Strip commute. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data for the 89178 ZIP corridor.
- 78B+
Overall Livability
- 72B
Schools (zoned)
- 80B+
Safety
- 82A-
Cost of Living
- 78B+
Amenities
- 88A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Montecito at Mountains Edge Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the 89178 ZIP area (Mountains Edge and surrounding southwest Las Vegas neighborhoods) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89178 is broader than Montecito itself; monthly points are NREG-modeled values anchored to the probed medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$462K-$485K monthly band; $482,500 median over recent closings
vs May 2025
Source: Las Vegas REALTORS
Days on Market
30-39 day monthly range; 32 median over recent closings
vs May 2025
Source: Las Vegas REALTORS
Active Inventory
198 active listings in June 2026 — a balanced family-buyer market
vs May 2025
Source: Las Vegas REALTORS
The long view: Montecito at Mountains Edge's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
32
MEDIAN DAYS ON MARKET
$494K
ZIP-AREA MEDIAN LIST
198
ACTIVE LISTINGS (ZIP 89178)
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Montecito specialist.
Market Competitiveness
How Competitive Is Montecito at Mountains Edge Right Now?
The 89178 ZIP area is a balanced-to-moderate market — 32 median days on market and 198 active listings in June 2026 per Las Vegas REALTORS data. Well-priced homes in good condition with mountain views draw offers within the first two weekends; homes needing cosmetic updates or priced above recent comps give buyers room to negotiate.
55Balanced Market
- 32 daysMedian days on market (sold, recent)
- 198Active listings (ZIP 89178, June 2026)
- $482,500Median sold price (recent closings)
- ~$252/sqftMedian price per square foot (sold)
Is Montecito Right for You?
Who Should Buy a Home in Montecito at Mountains Edge?
Montecito is a mid-range Mountains Edge neighborhood — 2004-2010 single-family construction with mountain views between $400K and $650K, matched to specific buyer types more than others. Six profiles below match lifestyles to the best-fit corners of the community and the broader 89178 market, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit Montecito at Mountains Edge?
Families Prioritizing Parks
- 100+ park acres and Exploration Peak trail in the plan
- Trail network connects to every park without arterial crossings
- HOA community standards maintain neighborhood quality
- Verify school zone — charter alternatives at 8/10 are 10-12 min away
Move-Up Buyers
- $400K-$650K range targets buyers stepping up from entry-level LV homes
- Larger floor plans with mountain-view premiums in the upper tier
- Newer 2004-2010 construction with more room than older LV stock
- Full Mountains Edge amenity access at the mid-range price point
California Relocators
- Mountain views without Summerlin's $728K median
- Zero Nevada state income tax vs California's 13.3%
- I-215 corridor access to Henderson and airport employment
- Similar newer-construction suburban feel at half the coastal price
Outdoor Enthusiasts
- Exploration Peak summit trail minutes from the driveway
- Red Rock Canyon NCA 15 minutes northwest
- Spring Mountains skiing and hiking 20 minutes away
- Connected internal trail network for daily runs and rides
Investors
- $2,100-$2,800 monthly rental range, low vacancy
- 72% homeownership — stable, quality tenant pool
- Newer construction reduces maintenance overhead
- City of Las Vegas short-term rental rules are strict — plan long-term
Commuting Professionals
- Airport in 20 minutes via I-215 and I-15
- Henderson employment in 15 minutes via I-215 east
- Strip in 25 minutes via I-15 north
- Blue Diamond Road retail handles errands without a freeway
Best Fit For
- California relocators — a newer-construction suburban home with mountain views at half the coastal price, plus Nevada's zero state income tax.
- Families who want parks — Exploration Peak summit trail, 100-plus park acres, and a connected trail network without leaving the master plan.
- Move-up buyers — mid-range $400K-$650K floor plans with mountain views and full Mountains Edge amenity access.
- Outdoor enthusiasts — direct trail access to Exploration Peak, Red Rock Canyon 15 minutes away, and Spring Mountains skiing in 20.
- Investors — steady $2,100-$2,800 monthly rents, 72 percent owner-occupancy, and newer construction that minimizes maintenance surprises.
- Commuting professionals — airport in 20 minutes, Henderson employers in 15, and Blue Diamond Road retail without touching the freeway.
Ready to explore homes in Montecito at Mountains Edge? Our team knows every floor plan, lot premium, and trail-access street in the community.
Start Your Home SearchPros
- Exploration Peak Park summit trail and 100-plus acres of parks inside the master plan
- Mountain views from a 2004-2010 single-family home priced $400K-$650K
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Combined HOA of $60-$150/mo — reasonable for the amenity package delivered
- Red Rock Canyon NCA 15 minutes northwest — world-class outdoor recreation
- Charter school alternatives (Doral Academy, Pinecrest) at 8/10 within 10-12 minutes
- Airport in 20 minutes — competitive for aviation, logistics, and hospitality workers
Honest Considerations
- Zoned schools rate 6-7/10 on GreatSchools — buyers relying on zoned campuses should factor this in
- Strip commute is 25 minutes — longer than midvalley addresses that offer similar price points
- The neighborhood is built out — no new construction available inside Montecito itself
- Two-layer HOA structure requires double document review in escrow
- HVAC, water heaters, and roofing are reaching service midpoints on 2004-2010 homes — budget inspection diligence
- Extreme summer heat — 105 degrees F-plus stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Mountains Edge's Top Neighborhoods Compare?
A like-for-like comparison of Mountains Edge's most-searched neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP 89178 listing data via Las Vegas REALTORS. Per-neighborhood figures are NREG-modeled slices of the ZIP-area market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Montecito | ~$500,000 | ~$255 | 32 | ~60 | Single-Family · Views |
| Arlington Ranch at Mountains Edge | ~$480,000 | ~$252 | 32 | ~65 | Entry · Views |
| Mountains Edge (broader plan) | ~$494,450 | ~$252 | 32 | ~198 | Full plan overview |
| Rivendell at Mountains Edge | ~$490,000 | ~$253 | 33 | ~50 | Comparable neighbor |
| Henderson (nearby city) | ~$548,000 | ~$280 | 21 | ~2,460 | Schools · Safety |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89178) — per-neighborhood medians are NREG-modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Mountains Edge's Top Neighborhoods?
Submarket 1
Montecito
A Focus Property Group neighborhood inside Mountains Edge — 2004-2010 single-family homes with mountain views, HOA dues of $60-$150/mo, and direct trail access to Exploration Peak Park in the $400K-$650K band.
Browse Montecito homes →~$500KMedian Price
32Days on Market
~60Active Listings
~$255Price / Sq Ft
Submarket 2
Arlington Ranch at Mountains Edge
A sister neighborhood to Montecito inside the same master plan — slightly lower entry pricing, same build years, same park and trail access. Distinguish by specific lot position and sub-association dues.
Browse Arlington Ranch at Mountains Edge homes →~$480KMedian Price
32Days on Market
~65Active Listings
~$252Price / Sq Ft
Submarket 3
Mountains Edge (broader plan)
The full 3,500-acre master plan including all Focus Property Group neighborhoods — 100-plus park acres, Exploration Peak, and the connected trail network shared by every section.
Browse Mountains Edge (broader plan) homes →~$494KMedian Price
32Days on Market
~198Active Listings
~$252Price / Sq Ft
Submarket 4
Rivendell at Mountains Edge
Another Mountains Edge sibling in the same 89178 ZIP and price corridor — compare lot positions, HOA phases, and school-zone assignments to Montecito before deciding.
Browse Rivendell at Mountains Edge homes →~$490KMedian Price
33Days on Market
~50Active Listings
~$253Price / Sq Ft
Submarket 5
Henderson (nearby city)
The adjacent city with the valley's deepest master-plan selection — faster market pace, stronger school ratings in top plans, and citywide Henderson services for buyers willing to pay a modest premium.
Browse Henderson (nearby city) homes →~$548KMedian Price
21Days on Market
~2,460Active Listings
~$280Price / Sq Ft
Submarket 6
Exploration Peak Park & Trail Network
The amenity engine Mountains Edge residents use daily: Exploration Peak's 30-acre summit-trail park, the connected corridor linking every neighborhood to every park without crossing an arterial, and Mountains Edge Regional Park's sports and dog-park campus. Owning anywhere in the plan puts all of this within a short trail ride.
Browse Exploration Peak Park & Trail Network homes →30Exploration Peak acres
100+Total park acres in plan
MilesConnected trail network
15 minTo Red Rock Canyon NCA
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Mountains Edge
neighborhood fits?
BY ZIP CODE
What Does the Montecito Market Look Like Across ZIP 89178?
Mountains Edge and surrounding southwest Las Vegas neighborhoods share ZIP 89178. The table below splits the ZIP into two corridor slices: north-facing streets near Blue Diamond Road trade in the low-to-mid $480Ks, while south and west lots with stronger mountain-view premiums reach toward $520K per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89178 | Mountains Edge north — Blue Diamond Rd-adjacent corridors | ~$470K | ~$248 | 31 | ~100 | n/a* |
| 89178 | Mountains Edge south/west — view lots · Exploration Peak corridor | ~$510K | ~$258 | 34 | ~98 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports a single $494,450 median across ZIP 89178 (198 actives) — the north/south corridor splits shown are NREG-modeled. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Montecito at Mountains Edge Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or community records — capture Montecito faster than any brochure: a $494,450 ZIP-area median, 32 median days on market, 100-plus park acres, and a 2004-2010 master plan anchored by Exploration Peak Park.
$494,450
Median list price across the 89178 ZIP area (Mountains Edge corridor), June 2026.
Las Vegas REALTORS
$482,500
Median sold price across the ZIP area over recent closings.
LVR / GLVAR, June 2026
32
Median days from list to accepted offer — an active family-buyer market, not a bidding-war environment.
LVR / GLVAR, June 2026
198
Active listings in ZIP 89178 in June 2026 — the inventory base behind every median on this page.
Las Vegas REALTORS
3,500
Master-planned acres in Mountains Edge, built 2004-2010 by Focus Property Group.
Community records
100+
Park acres inside the master plan — Exploration Peak and Mountains Edge Regional Park combined.
Community records
8/10
GreatSchools rating at Doral Academy and Pinecrest Academy — the strongest charter options 10-12 minutes away.
GreatSchools.org
72%
Homeownership rate inside Mountains Edge — a high-quality, owner-heavy community profile.
Community records
WHY MONTECITO
Why Does Montecito at Mountains Edge Stand Apart From Its Peers?
Montecito pairs 100-plus park acres and Exploration Peak trail with 2004-2010 single-family construction priced $400K-$650K — a combination most southwest Las Vegas addresses cannot match. Each advantage below ties to a verifiable source: the Nevada Revised Statutes, FBI crime data, and Las Vegas REALTORS market figures.
- Mountains Edge community records
Exploration Peak Park access
A 30-acre park with a distinctive summit trail, amphitheater, and valley panoramas at the master plan's edge — not a strip of grass but a genuine destination park.
- Las Vegas REALTORS, June 2026
Mountain views at family prices
Spring Mountain and Red Rock Canyon views from a 2004-2010 single-family home between $400K and $650K — the same scenery costs $800K-plus in Summerlin's front-range villages.
- Mountains Edge community records
Connected trail network
Miles of walking and biking trails link Montecito to every park in the 3,500-acre master plan without crossing an arterial road.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3 percent primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs well below California comparables.
- Las Vegas REALTORS / GLVAR, June 2026
Mid-range entry in the southwest valley
The $400K-$650K Montecito price range occupies the balanced mid-tier of the 89178 corridor — above entry but below the Summerlin premium, with full Mountains Edge amenity access.
WHY BUY IN MONTECITO
What Are the Top 10 Reasons to Buy a Home in Montecito at Mountains Edge?
Montecito's case rests on value, parks, and mountain views: a 2004-2010 master-planned neighborhood with 100-plus park acres, property taxes capped at 3 percent annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and single-family homes from $400K. Ten sourced reasons follow.
Exploration Peak Park
A 30-acre summit-trail park with amphitheater and valley panoramas — accessible directly from the neighborhood trail network.
Mountains Edge community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — carrying costs stay predictable.
NRS 361.471
Mid-range access to the southwest valley
Montecito homes from $400K-$650K deliver full Mountains Edge amenities at the valley's mid-tier price band.
Las Vegas REALTORS, June 2026
100+ acres of parks
Mountains Edge Regional Park and Exploration Peak together deliver more park acreage than most southwest valley master plans at any price.
Mountains Edge community records
Connected trail network
Miles of walking and biking trails link every neighborhood in the 3,500-acre plan without crossing a major road.
Mountains Edge community records
Charter school options at 8/10
Doral Academy and Pinecrest Academy both rate 8/10 on GreatSchools and serve K-12 within 10-12 minutes of Montecito.
GreatSchools.org
Airport in 20 minutes
Harry Reid International Airport via I-215 and I-15 — competitive commute for aviation and hospitality professionals.
Community records / drive-time data
Owner-heavy demographics
Mountains Edge homeownership near 72 percent supports stable rents, low vacancy, and long-hold investment returns.
Community records
Red Rock Canyon proximity
Red Rock Canyon National Conservation Area — world-class climbing, hiking, and scenery — is about 15 minutes northwest.
Community records
New Construction
Who Builds New Homes In and Around Mountains Edge?
Montecito was built out between 2004 and 2010 — all homes are established resale. The broader southwest Las Vegas corridor has active builder communities within 10 to 20 minutes, and Mountains Edge is releasing select parcels. Verify release schedules and incentives before you write anything; offerings change quarterly.
First-Time & Family
DR Horton
High-volume builder active in the 89178 corridor
Family & Mid-Market
Lennar
Competing price point to Montecito resale
Personalized First-Time & Family
KB Home
Design-studio customization in the entry-mid tier
Family & Active Adult
Pulte / Del Webb
Quality production builder in the region
Family
Richmond American
Value-oriented family construction nearby
Outdoor Recreation
What Outdoor Amenities Does Mountains Edge Offer Montecito Residents?
Mountains Edge delivers 100-plus park acres and miles of connected trail from Montecito doorsteps. The City of Las Vegas maintains Exploration Peak Park and Mountains Edge Regional Park; Red Rock Canyon National Conservation Area adds world-class climbing and desert hiking 15 minutes northwest.
IN-COMMUNITY
Exploration Peak Park
30 acresSummit trail · Amphitheater · Playground · CourtsFree
The master plan's marquee outdoor asset — a 30-acre park at 9700 S Buffalo Drive with a distinctive summit trail delivering panoramic Spring Mountain and valley views, plus amphitheater, sports courts, and picnic areas.
IN-COMMUNITY
Mountains Edge Regional Park
100+ acresWalking trails · Sports fields · Dog park · Picnic areasFree
The master plan's workhorse recreation campus — sports fields, a dog park, walking and biking paths, playgrounds, and picnic shelters spread across more than 100 acres connected to the neighborhood trail network.
IN-COMMUNITY
Connected Trail Network
Miles of paved pathsWalking · Running · CyclingFree
Miles of paved trails weave through the 3,500-acre master plan without forcing walkers and cyclists onto arterial roads — linking Montecito to every park in the plan and onward to trailhead access.
15 MIN
Red Rock Canyon NCA
197,000 acresClimbing · Hiking · Scenic driveNPS day-use fee
World-class sandstone climbing and desert hiking 15 minutes northwest — the Calico Hills, the 13-mile scenic loop, and 30-plus miles of hiking trails that make the Spring Mountains a genuine outdoor recreation destination.
20 MIN
Spring Mountains National Recreation Area
Forest Service landHiking · Skiing · CampingVaries
Higher-elevation pine forests, Charleston Peak at 11,918 feet, and Lee Canyon ski resort — genuine four-season recreation a 20-minute drive from Montecito streets.
5 MIN
Blue Diamond Road Corridor
Retail and servicesDining · Grocery · ServicesFree
Blue Diamond Road's retail strip handles most daily errands without touching the freeway — grocery, pharmacy, restaurants, fitness, and services within five minutes of Montecito.
20 MIN
Sunset Park (southeast)
322 acresLake · Sports · EventsFree
Las Vegas's largest park — a 322-acre campus with a lake, remote-control aircraft field, multiple sports courts, and Las Vegas Valley's biggest public lakeside recreation footprint.
25 MIN
Sloan Canyon NCA
48,438 acresPetroglyphs · Desert hikingFree
A less-visited national conservation area south of Henderson with Native American petroglyphs, desert washes, and quiet single-track hiking for families who want to escape the crowds at Red Rock.
The Montecito Lifestyle
What Does a Weekend in Montecito at Mountains Edge Look Like?
Three everyday moods within minutes of each other: a morning summit hike at Exploration Peak, a trail loop through the master plan connecting back to Blue Diamond Road for coffee, and an afternoon drive to Red Rock Canyon — with City of Las Vegas parks per the City of Las Vegas threading the whole plan together.
3,500Master-Planned Acres
100+Park Acres (in-community)
2004-2010Year Built
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Montecito Homes This Weekend?
Yes — 198 active listings across ZIP 89178 mean most weekends carry open houses from entry-level homes through upgraded four- and five-bedroom floor plans with mountain views. Well-priced homes near the $482,500 sold median often go under contract within two weekends. Set up alerts, browse listings, or call (702) 637-1759 for a custom tour route.
Quick Answer
What does a combined HOA cost in Montecito at Mountains Edge?
Montecito carries a two-layer HOA: the Mountains Edge master-association assessment plus the Montecito sub-association fee. Combined, dues run $60 to $150 per month depending on the phase. Those dues fund the 100-plus-acre park system, trail network, and community landscaping across the master plan — strong value relative to comparable Las Vegas master plans where dues run $150-plus for less park acreage. Always pull both the master and sub-association resale packages — dues, reserves, special-assessment history — during your inspection period.
Moving to Montecito at Mountains Edge
Should I Move to Montecito at Mountains Edge?
Every month, families from California and other high-tax states discover that a newer-construction home with mountain views priced out of reach at home is attainable in southwest Las Vegas. California's top income-tax rate reaches 13.3 percent per the Franchise Tax Board; Nevada's is zero — and that single line item funds most relocation decisions.
Why Southwest Las Vegas Buyers Are Choosing Montecito at Mountains Edge
The tax math is direct: California's top marginal income tax rate is 13.3 percent — Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone. Montecito adds the suburb argument that coastal markets answer only at two to three times the price: a 2004-2010-built single-family home in a 3,500-acre master plan with 100-plus acres of parks, Exploration Peak's summit trail, and HOA-maintained streets — all between $400K and $650K.
At a $500,000 budget, Southern California buyers are looking at a condominium with a long commute. That same budget in Montecito secures a four- or five-bedroom single-family home with mountain views, access to Exploration Peak Park, and a connected trail network — with Blue Diamond Road retail, the I-215 corridor, and Harry Reid International Airport roughly 20 minutes away.
According to Las Vegas REALTORS, the median list price across the 89178 ZIP area is $494,450. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5 to 0.7 percent of assessed value. FBI Uniform Crime Reporting data confirms the southwestern Las Vegas Valley runs below national violent-crime averages, and GreatSchools rates charter options Doral Academy and Pinecrest Academy at 8/10 in the 89178 corridor.
Montecito's economy anchors on the southwest valley's retail and service employment base: Blue Diamond Road's grocery, dining, and service corridor sits minutes from the community, while I-215 access connects residents to Henderson's major employers, the Strip's hospitality complex, and Harry Reid International Airport's logistics and airline jobs within 15 to 25 minutes.
Cost of Living Snapshot — Montecito at Mountains Edge vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest for families: newer-construction homes with park access that start in the $400Ks here require $800K-plus near comparable Los Angeles campuses.
| Metric | Montecito, Las Vegas NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $494,450 (ZIP area) | ~$900K+ |
| Newer Construction Entry Point | $400K (2004-2010 built) | $800K+ typical |
| Effective Property Tax Rate | ~0.5%-0.7% | ~1.1% on new purchases |
| Airport Commute | ~20 min (Harry Reid) | 45-90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Montecito Rental Market — Rent vs. Own
Single-family homes in the 89178 ZIP area typically rent for about $2,100 to $2,800 per month, with three-bedroom floor plans in good condition commanding premiums. Mountains Edge owner-occupancy near 72 percent keeps vacancy low and the rental pool quality high. The I-215 corridor's employment access — Henderson in 15 minutes, airport in 20 — sustains steady tenant demand. Short-term rental rules in the City of Las Vegas are strict; read the ordinance before underwriting any nightly-income strategy.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Montecito at Mountains Edge? Our team specializes in out-of-state relocation — virtual community and trail-system tours, block-by-block lot-premium guidance, HOA document review, and closing coordination without requiring repeated flights to Las Vegas.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Montecito at Mountains Edge in 8 Steps
From first research to keys-in-hand, here is the 8-12 week timeline most Montecito buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your price range and lot position
Decide which Montecito you are buying: $400K-$480K entry three-bedroom homes, $480K-$560K mid-tier four-bedrooms, or $560K-$650K+ upgraded floor plans with mountain-view premiums. Trail-backing lots command a noticeable premium over interior streets.
Get pre-approved with HOA in mind
FHA and conventional loans both work across the $400K-$650K range. The two-layer HOA of $60-$150 per month factors into your debt-to-income ratio — get fully underwritten before you tour so you can move fast on a well-priced home.
Hire a Montecito specialist
Phase-by-phase HOA variation, lot-premium positioning, and the two-layer document process require local knowledge. An agent who knows which streets trail-back, which phases run lighter dues, and what the Exploration Peak view premium is worth pays for itself in one negotiation.
Tour in person or virtually
Walk a Montecito street, hike the Exploration Peak trail, and drive the Blue Diamond Road commute corridor in one afternoon — the mountain-view reality check is worth the trip before you write an offer.
Write and negotiate the offer
Well-priced homes with Exploration Peak views draw competing offers; homes needing cosmetic updates or priced above the $482,500 sold median give buyers negotiating room. Block-specific comp analysis drives the right strategy.
Inspection, HOA docs, and appraisal
Budget 2004-2010 system diligence: HVAC units, water heaters, and roofing are at or approaching service midpoints. Order both master-association and sub-association resale packages simultaneously — the two-layer structure adds a few days to document collection.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. HOA resale-package delivery typically takes 5-10 business days per association — your agent should order both packages at contract acceptance.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water services), then handle the Nevada DMV — license within 30 days of establishing residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Montecito at Mountains Edge Area Economy?
The Mountains Edge corridor anchors on the southwest valley retail and I-215 logistics base. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically active, and I-215 puts Montecito residents within 15 minutes of Henderson corporate campuses and 20 minutes of the airport employment cluster.
$66,820Median household income, Las Vegas cityU.S. Census QuickFacts
~$75K+Estimated median income, Mountains Edge corridorCommunity records / Census ACS context
20 minTo Harry Reid Airport employment clusterVia I-215 and I-15
15 minTo Henderson corporate corridors via I-215 eastDrive-time data
Top Montecito Area Employers
- Harry Reid International Airport (logistics and aviation)About 20 minutes via I-215/I-15 — a major employment anchor for the southwest valley
- Henderson corporate and industrial corridorsHenderson's Sunset Road and Eastern Avenue employment base — 15 minutes east on I-215
- Blue Diamond Road retail and service corridorGrocery, restaurant, fitness, and service employment within five minutes of Montecito
- Las Vegas Strip hospitality and gamingAbout 25 minutes north via I-15 — the metro's largest employment cluster
- Clark County School District (89178 campuses)Wright Elementary, Faiss Middle, and Sierra Vista High serve the Mountains Edge corridor
- Red Rock Canyon and Spring Mountains recreation servicesTourism and recreation employment base 15-20 minutes northwest
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Montecito Compare to Henderson, Las Vegas & Summerlin?
If you are weighing Montecito against the valley's other suburban addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Montecito wins on parks-per-dollar and mountain-view access, Henderson on schools and safety infrastructure, Summerlin on trail depth and luxury inventory — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Montecito | Mountains Edge | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|---|
| Median List Price | $400K-$650K (Montecito range) | $494,450 (ZIP 89178) | $548K | $476K | $728K |
| Active Listings | ~60 (Montecito est.) | 198 (ZIP 89178) | 2,460 | 8,606 | 1,253 |
| Days on Market | 32 | 32 | 21 | 20 | 21 |
| Park Acreage (in-plan) | 100+ acres | 100+ acres | Varies by plan | Varies by plan | 150+ miles of trails |
| Mountain Views | Yes — Spring Mtns | Yes — Spring Mtns | Some plans | Limited | Yes — Red Rock facing |
| New Construction | No — built out 2004-2010 | Select parcels remain | Very High | Moderate | Very High |
| Best For | Parks · Views · Value | Full plan · Trails | Schools · Safety | Investors · Value | Trails · Luxury |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Montecito figures are NREG-modeled from ZIP 89178 data — the Census and MLS do not tabulate the neighborhood separately. Last updated June 2026.
Cost of Ownership
What Will Montecito at Mountains Edge Cost You Each Month?
A $494,450 ZIP-area-median Montecito purchase runs about $3,615 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the Mountains Edge corridor, and break down the two-layer HOA structure that makes Montecito more affordable than its park amenities suggest.
Payment Estimator
Estimate Your Montecito Payment
$3,747
Estimated Monthly Payment
- Principal & Interest$2,961
- Property Tax$251
- Insurance$150
- HOA$200
- PMI$185
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Montecito right now?
Mountains Edge rents are firm given high owner-occupancy and low vacancy. At current rates, the monthly ownership gap narrows once equity and tax effects are counted — for 5-plus-year holds, a built-out master plan with park access and steady employment proximity tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,615 / mo
- Principal & Interest
- $2,963
- Property Tax (~0.6%)
- $247
- Homeowners Insurance
- $115
- HOA (combined estimate)
- $105
- PMI (10% down)
- $185
5-year net cost:~$133,000
Equity built:~$120,000
RENT (MOUNTAINS EDGE MEDIAN)
$2,200 / mo
- Median Mountains Edge Rent
- $2,200
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$143,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Montecito home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner retains roughly $120,000 in equity (including the down payment) while the renter retains none. A built-out plan with limited new supply gives the appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $105/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer in Montecito at Mountains Edge
Montecito carries a two-layer HOA structure — master association plus sub-association. Combined dues run $60 to $150 per month by phase. Always pull both the Mountains Edge master and the Montecito sub-association resale packages — dues, reserves, CC&Rs, and any pending assessments — before committing.
Master Association (Mountains Edge)
$30-$80 / mo
Mountains Edge Master HOA
$30-$80
Includes:
100+ park acres, Exploration Peak Park, trail network, master-plan landscaping and common areas
Sub-Association (Montecito)
$30-$80 / mo
Montecito Sub-Association
$30-$80
Includes:
Neighborhood-specific landscaping, community standards, and shared neighborhood facilities
Combined Two-Layer Total
$60-$150 / mo
Combined (phase-dependent)
$60-$150
Includes:
Total dues reflect both layers; confirm the exact per-phase split for your specific parcel in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Montecito at Mountains Edge?
Blue Diamond Road handles daily errands without touching the freeway, and the I-215 beltway gives Montecito fast access to Henderson, the airport, and the Strip. Mean Las Vegas commutes run near 26 minutes per U.S. Census ACS data — and from the southwest valley, residents often beat that average for Henderson-direction commutes.
Drive Times from Montecito
- 5 minBlue Diamond Road retailBlue Diamond Rd east
- 5 minExploration Peak ParkS Buffalo Dr
- 15 minRed Rock Canyon NCABlue Diamond Rd west
- 15 minHendersonI-215 east
- 20 minHarry Reid Intl AirportI-215 east / I-15 north
- 25 minLas Vegas StripI-15 north
- 30 minDowntown Las VegasI-15 north
- 30 minSummerlinI-215 northwest
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Montecito at Mountains Edge?
Most Montecito purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies rather than attorneys, keeping the process predictable. Cash buyers can close in 7 to 14 days. Order both the Mountains Edge master-association and Montecito sub-association resale packages simultaneously at acceptance — document collection for the two-layer HOA is the most common delay.
Quick Answer
What down payment do you need to buy in Montecito at Mountains Edge?
Most Montecito buyers put down 5 to 20 percent. Conventional loans start at 3 percent down; FHA allows 3.5 percent and covers most of the $400K to $650K range without jumbo financing at the lower end. VA loans allow zero down for eligible veterans — a meaningful segment of the southwest Las Vegas buyer pool. On the $494,450 ZIP-area median, plan roughly $24,700 at 5 percent to $98,890 at 20 percent. The combined HOA of $60-$150 per month factors into your DTI calculation — build it into your pre-approval from the start.
Montecito at Mountains Edge FAQ — 18 Answers
What Do Montecito at Mountains Edge Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Montecito at Mountains Edge?
The 89178 ZIP area showed a $499,000 median list price and a $482,500 median sold price in June 2026 per Las Vegas REALTORS. Montecito homes trade between $400K and $650K, driven by floor plan, lot size, mountain-view premiums, and age of the 2004-2010 construction stock — entry three-bedrooms near the low $400Ks, upgraded five-bedrooms toward $650K.
Is Montecito part of Mountains Edge?
Yes — Montecito is a single-family neighborhood inside Mountains Edge, the 3,500-acre master-planned community in the southwestern Las Vegas Valley (ZIP 89178), developed primarily by Focus Property Group from 2004 through 2010. Buying in Montecito means full access to the master plan's 100-plus-acre park system, the Exploration Peak Park summit trail, connected bike and walking paths, and community recreation facilities. Evaluate both the home and the Mountains Edge amenity package it unlocks when comparing this area to other southwest valley options.
What are HOA fees in Montecito at Mountains Edge?
HOA dues in Montecito typically run $60 to $150 per month, reflecting a two-layer structure: the Mountains Edge master-association assessment plus the Montecito sub-association fee. Those combined dues fund the 100-plus-acre park system, trail network, community landscaping, and shared facilities — strong value relative to many Las Vegas master plans where dues run $200-plus for comparable amenities. Always pull the current assessment schedule and HOA resale package during escrow, since sub-association dues can vary by phase and are subject to annual adjustment.
What parks are near Montecito in Mountains Edge?
Mountains Edge delivers more than 100 acres of parks accessible from Montecito. The flagship is Exploration Peak Park at 9700 S Buffalo Drive — 30 acres with a distinctive summit trail, amphitheater, playground, sports courts, and valley panoramas. Mountains Edge Regional Park adds walking trails, sports fields, a dog park, and picnic areas. Miles of connected trail links weave Montecito to these parks without touching an arterial road, and the system grows as remaining undeveloped parcels in the southwest corner of the plan are completed.
What is the average days on market in Montecito?
Homes sold across the 89178 ZIP area in June 2026 took a median of about 20 days from list to accepted offer per Las Vegas REALTORS MLS statistics, on a base of 198 active listings. Well-priced three- and four-bedroom homes in good condition typically draw offers within the first two weekends; homes that need cosmetic updates or carry above-market pricing sit longer. The southwest valley's family buyer pool is deep and price-sensitive — strategy matters more here than in tighter submarkets.
What are property taxes like in Montecito at Mountains Edge?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5 to 0.7 percent of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.471. On a $494,450 ZIP-area-median purchase, plan roughly $2,500 to $3,100 per year in property taxes. Homes held by long-term owners often carry abated tax bills — verify the post-sale assessed-value reset with the Clark County Assessor before finalizing your ownership budget.
Are there good schools near Montecito at Mountains Edge?
Clark County School District serves Montecito; the primary zoned campuses are Wright Elementary (K-5, 7/10 GreatSchools), Faiss Middle School (6-8, 6/10), and Sierra Vista High School (9-12, 6/10). Charter options nearby include Doral Academy of Nevada and Pinecrest Academy, both rated 8/10 on GreatSchools. Private choices include Bishop Gorman High School, Mountain View Christian School, and Faith Lutheran Middle and High School. Attendance boundaries can shift as the southwest valley continues adding residents, so confirm current zoning for any specific address directly with CCSD before you offer.
How far is Montecito at Mountains Edge from the Las Vegas Strip?
Montecito sits about 25 minutes from the Las Vegas Strip via I-15 North from the Blue Diamond Road interchange. Harry Reid International Airport runs roughly 20 minutes via the I-215/I-15 corridor, Henderson about 15 minutes east on I-215, and Summerlin around 30 minutes northwest. The southwestern location trades a slightly longer Strip commute for genuine mountain views and 100-plus acres of parks — test the actual drive at your commute hour before deciding, as I-15 southbound toward the airport can stack at peak times.
Is Mountains Edge a safe community?
Mountains Edge, including Montecito, falls under Las Vegas Metropolitan Police Department (LVMPD) jurisdiction and is among the safer suburban sections of the southwestern Las Vegas Valley. The community's 2004-2010 construction era means planned streets without through-traffic cut-throughs, neighborhood-watch engagement built into the HOA structure, and owner-heavy demographics that correlate with lower incident rates. As with all Las Vegas area communities, street-level data should be checked via LVMPD's public crime mapping tool for the specific blocks around any home you are considering.
How does Nevada's tax environment compare to California for Montecito buyers?
Nevada imposes zero personal income tax; California's top marginal rate reaches 13.3 percent per the California Franchise Tax Board. A household earning $200,000 saves roughly $16,000 per year in state income taxes by choosing Nevada. Combined with an effective property-tax rate of 0.5 to 0.7 percent (vs roughly 1.1 percent on new California purchases) and the 3 percent annual cap under Nevada Revised Statutes 361.471, the annual ownership-cost gap between Montecito and a comparable California suburb easily exceeds $20,000 — before counting the $200K-plus purchase-price differential.
What is the cost of living in Montecito at Mountains Edge?
Montecito delivers competitive cost of living for the southwestern Las Vegas Valley. The $494,450 ZIP-area median list price is modestly above the Las Vegas citywide $476K median, but HOA dues of $60 to $150 per month are reasonable for the amenity package included. Nevada's zero state income tax and a property-tax effective rate of roughly 0.5 to 0.7 percent make monthly ownership costs substantially lower than comparable California suburbs. Blue Diamond Road and the I-215 corridor put grocery, dining, and retail options within five to ten minutes of Montecito streets.
What amenities does Mountains Edge offer Montecito residents?
Mountains Edge is one of the most amenity-rich master plans in the southwest Las Vegas Valley. Exploration Peak Park's 30-acre campus with its summit trail and amphitheater is the marquee attraction, while Mountains Edge Regional Park adds sports fields, a dog park, and walking paths. Trails connect neighborhoods to parks without crossing arterials. Blue Diamond Road's retail corridor — with grocery, dining, and services — sits minutes from Montecito, and the I-215 beltway puts Henderson's Galleria and the airport within 15 to 20 minutes.
Is there new construction available near Montecito?
Montecito itself was built out between 2004 and 2010 — the homes are established resale rather than new construction. The broader Mountains Edge master plan still has active building in select parcels along its southwestern edge, and builders have released new phases in neighboring southwest Las Vegas communities in recent years. Buyers who want new-construction warranties with Mountains Edge proximity should ask our team about current release schedules in the southwest 89178 corridor, which changes quarterly.
What is the rental market like in Montecito at Mountains Edge?
Single-family homes in the 89178 ZIP area typically rent for about $2,100 to $2,800 per month per Las Vegas REALTORS rental-market tracking, with three-bedroom floor plans in good condition at the stronger end of the range. Owner-occupancy in Mountains Edge runs above average for the southwest valley — near 72 percent — which keeps rental vacancy low and tenant quality high. Short-term rental regulations in the City of Las Vegas are strict; investors should verify current ordinance requirements before underwriting any nightly-income strategy for a Montecito property.
What should I know before buying in Montecito at Mountains Edge?
Four factors move real money in Montecito. First, HOA layers: verify both the master-association and sub-association dues, reserves, and CC&Rs in escrow — the combined $60 to $150 monthly range has variation by phase. Second, age of systems: 2004-2010 construction means HVAC units, water heaters, and roofing are approaching or past service midpoints — budget inspection time. Third, school zones: boundaries shift as the southwest valley grows, so CCSD verification for the exact parcel is non-negotiable. Fourth, lot position: trail-backing and mountain-view lots command premiums that vary by street.
What down payment do you need to buy in Montecito at Mountains Edge?
Most Montecito buyers put down 5 to 20 percent. Conventional loans start at 3 percent down for qualified buyers; FHA allows 3.5 percent and fits most of the $400K to $650K range without jumbo financing at the lower end. VA loans allow zero down for eligible veterans, and the southwest valley has a significant active-duty and veteran buyer pool. On the $494,450 ZIP-area median, plan roughly $24,700 at 5 percent to $98,890 at 20 percent. The combined HOA of $60-$150 per month factors into your debt-to-income ratio — include it in your pre-approval from the start.
What does an HOA cost in Montecito at Mountains Edge?
Montecito carries a two-layer HOA structure: the Mountains Edge master-association assessment plus the Montecito sub-association fee. Combined, dues typically run $60 to $150 per month, covering the 100-plus-acre park system, trails, and shared facilities. There is meaningful variation by phase — some sections run closer to $60, others near $150 — so always pull the full resale package, including dues, reserves, and any pending special assessments, during your inspection period.
Can Nevada Real Estate Group help me buy in Montecito at Mountains Edge?
Yes. Nevada Real Estate Group has represented buyers and sellers throughout Mountains Edge, including Montecito. Our agents know which streets carry trail-access and mountain-view premiums, which HOA phases run lighter dues, and how to navigate the two-layer document process in escrow. Call (702) 637-1759 or fill out the form on this page to connect with an agent who specializes in the 89178 corridor.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Montecito at Mountains Edge?
Eight questions Montecito at Mountains Edge buyers actually search most often — covering ZIP codes, developer history, HOA layers, park access, school zones, and investment returns — each answered with specifics drawn from the City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings so every figure is verifiable.
Is Montecito at Mountains Edge in Las Vegas or Henderson?
Las Vegas. Montecito is a neighborhood inside the Mountains Edge master plan within the incorporated City of Las Vegas, ZIP 89178. Services are provided by the City of Las Vegas and LVMPD — Henderson is about 15 minutes east via I-215.
What ZIP code is Montecito at Mountains Edge?
89178 — the single ZIP code covering the Mountains Edge master plan and surrounding southwest Las Vegas neighborhoods. MLS statistics at this ZIP level are broader than Montecito itself; per-neighborhood figures require local comp analysis.
What developer built Montecito at Mountains Edge?
Focus Property Group developed Montecito as part of the Mountains Edge master plan from roughly 2004 through 2010. Focus Property Group is the master developer of the broader 3,500-acre community, which contains multiple named neighborhoods built over the same period.
How old are homes in Montecito at Mountains Edge?
Montecito homes were built between 2004 and 2010 — making them 16 to 22 years old in 2026. That means HVAC systems, water heaters, and roofing are approaching or past their typical service midpoints; budget diligent inspection coverage before waiving contingencies.
Does Montecito at Mountains Edge have a pool or clubhouse?
Montecito and the Mountains Edge master plan focus amenities on parks and trails rather than a centralized clubhouse or pool. The 100-plus-acre park system — Exploration Peak Park and Mountains Edge Regional Park — is the plan's shared amenity backbone. Individual homes may have private pools; verify during your inspection.
Is Montecito at Mountains Edge walkable?
By Las Vegas standards, quite well within the master plan: the connected trail network links Montecito to Exploration Peak Park and Mountains Edge Regional Park without crossing arterial roads. For commercial errands, Blue Diamond Road requires driving — like most suburban Las Vegas communities.
How far is Montecito at Mountains Edge from Red Rock Canyon?
About 15 minutes northwest via Blue Diamond Road — one of the southwest valley's most compelling location advantages. Red Rock Canyon National Conservation Area offers 30-plus miles of hiking, world-class climbing, a 13-mile scenic loop, and genuine desert wilderness a short drive from Montecito driveways.
Is Montecito at Mountains Edge a good investment?
The fundamentals are solid: a built-out 2004-2010 neighborhood inside a 3,500-acre master plan, 72 percent homeownership limiting competing rental supply, steady $2,100-$2,800 monthly rents, and 100-plus park acres that hold desirability without HOA-funded club amenities. Returns depend on the specific block, lot position, and buy price — call (702) 637-1759 for a current CMA.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Mountains Edge floor plans, lot-premium positioning, and two-layer HOA navigation. Our agents know which Montecito streets carry Exploration Peak view premiums and which phases run lighter dues. That depth is why Nevada Real Estate Group ranks #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Montecito at Mountains Edge Real Estate Expert?
9,600+ closed transactions and $4.85B+ in volume since 2011. In a master-planned community where lot position, HOA layers, and trail access determine price, block-level knowledge is the whole game. Call (702) 637-1759 or tell us what you need and we'll match you to the right Montecito home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Montecito at Mountains Edge?
Compare Montecito with neighboring southwest Las Vegas master plans and adjacent cities. Each card pairs the commute time with price positioning, so you can judge whether trading Mountains Edge's park system for gates, golf, or different school zones actually buys you more home for the money.
IN-PLAN
Mountains Edge (parent plan)
$494K (ZIP 89178)
Same community
View Mountains Edge (parent plan) →IN-PLAN
Arlington Ranch at Mountains Edge
~$480K
Adjacent neighborhood
View Arlington Ranch at Mountains Edge →A-Z INDEX
Which Mountains Edge Neighborhoods Can You Explore A-Z?
Multiple named neighborhoods fill the 3,500-acre Mountains Edge master plan. Dedicated pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and school zoning for any of them on request.
B
- Blue Diamond Road Corridor
E
- Exploration Peak Park
M
- Montecito
- Mountains Edge Regional Park
- Mountains Edge (parent plan)
KEEP LEARNING
What Else Should You Read About Montecito at Mountains Edge?
These guides extend the research most Montecito buyers do next — understanding the broader Las Vegas market, comparing southwest valley plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Mountains Edge's ZIP-area numbers.
Read →GUIDE
Buying a Home in Henderson: Complete Guide
The adjacent-city playbook — useful if Mountains Edge leads you to compare the Henderson master plans at the same price point.
Read →CITY HUB
Las Vegas Community Hub
Citywide market data, every Las Vegas master plan, and side-by-side comparisons including the full southwest valley picture.
Read →Sources & Methodology
Where Does This Montecito at Mountains Edge Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89178 is broader than Montecito — so area statistics are labeled as such, and per-neighborhood figures are NREG-modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the 89178 ZIP area (Mountains Edge corridor). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Montecito is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Parks, city services, LVMPD coverage, and short-term rental regulations. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas and southwest valley violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas metropolitan area. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for 89178 corridor schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for Wright, Faiss, and Sierra Vista. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- California Franchise Tax Board — California top marginal income tax rate (13.3%) used in the NV-vs-CA relocation comparison. ftb.ca.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026