Top Rated
7/10
7/10Wright Elementary
Zoned · Mountains Edge corridor
K-5750 Students20:1
Mountains Edge, Las Vegas
Quintessa at Mountains Edge — Homes For Sale
Nevada's #1 team for Quintessa real estate. Search Mountains Edge upscale single-family homes — 2004-2010 construction, mountain views, 100+ acres of parks, and live MLS data for ZIP 89178.
PRICE RANGE (QUINTESSA)
$470K–$720K
Las Vegas REALTORS / community records
MASTER PLAN ACREAGE
3,500
Mountains Edge community records
BUILT
2004–2010
Focus Property Group
DAYS ON MARKET (ZIP)
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 Quintessa at Mountains Edge at a Glance?
Quintessa is an upscale 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 Quintessa homes ranging $470K-$720K and views of the Spring Mountains.
- 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: $470K entry three-bedroom homes through $720K+ upgraded five-bedroom view-lot floor plans — all 2004-2010 construction at the upscale end of Mountains Edge.
- 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: 32-day median DOM across the 89178 ZIP in June 2026 — an active, price-sensitive family market with steady demand for larger floor plans.
- 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 Quintessa Homes for Sale?
The 89178 ZIP area carried active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $470K entry homes to $720K+ upgraded view-lot 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 Quintessa 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. Quintessa homes price between $470K and $720K, with the broader ZIP including southwest Las Vegas listings above and below that band. The price-band breakdown below reflects the active listings across the corridor.
Browse Quintessa Listings
How Can You Find a Quintessa Home by Type, Lifestyle & Price?
The 89178 ZIP area carries active listings from $470K entry three-bedroom homes to $720K+ upgraded view-lot floor plans in Mountains Edge — each link opens our live Las Vegas MLS search, filtered by property type, price, and lifestyle fit, with counts refreshed daily from Las Vegas REALTORS MLS data across ZIP 89178.
Which Mountains Edge Neighborhoods Should You Explore?
Quintessa is one of the upscale single-family 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 EdgeArlington Ranch at Mountains Edge
Single-Family · Mountains EdgeSilver Hills 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 Quintessa Listings First?
Custom alerts by neighborhood, price, beds, and mountain-view access — no spam, unsubscribe anytime. Well-priced upscale 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 Quintessa at Mountains Edge?
Clark County School District zoned campuses for Quintessa 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 Quintessa Families?
According to GreatSchools.org, Quintessa 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 | $470,000+ |
| 2 | Doral Academy | Public charter | K-12 | 8/10 | Southwest LV · 10 min | $470,000+ |
| 3 | Pinecrest Academy | Public charter | K-12 | 8/10 | Southwest LV · 12 min | $470,000+ |
| 4 | Wright Elementary | Public (zoned) | K-5 | 7/10 | Mountains Edge corridor | $470,000+ |
| 5 | Sierra Vista HS | Public (zoned) | 9-12 | 6/10 | Mountains Edge corridor | $470,000+ |
SAFETY & CRIME
Is Quintessa at Mountains Edge Safe?
Direct Answer
Yes. Quintessa 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 Quintessa. 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 Quintessa at Mountains Edge?
The Answer
Quintessa 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 $470K-$720K price range suggests on paper.
What is Quintessa known for?
Quintessa is known as an upscale Mountains Edge neighborhood — 2004-2010 single-family construction with desert-contemporary design, larger floor plans, Spring Mountain and Red Rock Canyon 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 Quintessa?
It fits move-up families seeking newer construction between $470K and $720K, 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 larger mountain-view homes without a luxury coastal 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 Quintessa at Mountains Edge
Quintessa sits inside the Mountains Edge master plan in the southwestern Las Vegas Valley, near Exploration Peak Park and the 215 Beltway. 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
Quintessa at Mountains Edge
At a Glance$470,000–$720,000
Quintessa Price Range
$494,450
Median List Price (ZIP 89178)
$482,500
Median Sold (recent closings)
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
- $470K–$720K
- 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 Quintessa at Mountains Edge Score?
Quintessa 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
$470K-$720K price range, $60-$150/mo combined HOA, zero state income tax, and property taxes running 0.5-0.7% of value — strong value for upscale 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 Quintessa at Mountains Edge a good place to live?
Yes — by southwest Las Vegas measures, it is one of the best value-for-construction-quality neighborhoods at the upscale end of the 89178 ZIP. Quintessa pairs 2004-2010 larger single-family homes, genuine Spring Mountain views, and 100-plus acres of parks with a combined HOA of $60 to $150 per month. 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 Quintessa 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 Quintessa 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 move-up families drawn by the larger floor plans 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 (Quintessa 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 Quintessa 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 Quintessa or Mountains Edge separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Quintessa Score for Livability?
Quintessa 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.
- 79B+
Overall Livability
- 72B
Schools (zoned)
- 80B+
Safety
- 83A-
Cost of Living
- 79B+
Amenities
- 88A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Quintessa 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 Quintessa 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
ZIP 89178 active listings in June 2026 — a balanced family-buyer market
vs May 2025
Source: Las Vegas REALTORS
The long view: Quintessa 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
$470K–$720K
QUINTESSA PRICE RANGE
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Quintessa specialist.
Market Competitiveness
How competitive is Quintessa at Mountains Edge right now?
The 89178 ZIP area is a balanced-to-moderate market — 32 median days on market in June 2026 per Las Vegas REALTORS data. Well-priced upscale 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.
56Balanced Market
- 32 daysMedian days on market (sold, recent)
- $470K–$720KQuintessa home price range
- $482,500Median sold price (ZIP 89178, recent)
- ~$252/sqftMedian price per square foot (sold)
Is Quintessa Right for You?
Who Should Buy a Home in Quintessa at Mountains Edge?
Quintessa is an upscale Mountains Edge neighborhood — 2004-2010 larger single-family construction with mountain views between $470K and $720K, 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 Quintessa at Mountains Edge?
Move-Up Families
- Larger four- and five-bedroom floor plans with mountain views
- 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
California Relocators
- Mountain views and larger homes without Summerlin's premium pricing
- 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 a fraction of coastal cost
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 for larger homes, 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
First-Generation Luxury Buyers
- Entry point $470K delivers upscale finishes and mountain views
- Larger floor plans than similarly priced Valley addresses
- Established 2004-2010 construction minimizes surprise maintenance costs
- Charter school alternatives nearby at 8/10
Best Fit For
- California relocators — a larger upscale home with mountain views at a fraction of the coastal price, plus Nevada's zero state income tax.
- Move-up families — four- and five-bedroom floor plans, Exploration Peak summit trail, 100-plus park acres, and a connected trail network.
- 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 on larger homes, 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.
- First-generation luxury buyers — upscale finishes and mountain views from $470K — meaningfully less than comparable Henderson premium plans.
Ready to explore homes in Quintessa at Mountains Edge? Our team knows every floor plan, view-lot premium, and trail-access street in the community.
Start Your Home SearchPros
- Spring Mountain and Red Rock Canyon views from 2004-2010 larger single-family homes priced $470K-$720K
- Exploration Peak Park summit trail and 100-plus acres of parks inside the master plan
- 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 Quintessa 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°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 |
|---|---|---|---|---|---|
| Quintessa | ~$560,000 | ~$265 | 32 | ~55 | Upscale · Views |
| Arlington Ranch | ~$480,000 | ~$252 | 32 | ~65 | Single-Family · Value |
| Silver Hills at Mountains Edge | ~$490,000 | ~$253 | 33 | ~50 | Single-Family · Views |
| Mountains Edge (broader plan) | ~$494,450 | ~$252 | 32 | ~198 | Full plan overview |
| 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
Quintessa
The upscale end of Mountains Edge — 2004-2010 larger single-family homes with Spring Mountain views, HOA dues of $60-$150/mo, and direct trail access to Exploration Peak Park.
Browse Quintessa homes →~$560KMedian Price
32Days on Market
~55Active Listings
~$265Price / Sq Ft
Submarket 2
Arlington Ranch
A core 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.
Browse Arlington Ranch homes →~$480KMedian Price
32Days on Market
~65Active Listings
~$252Price / Sq Ft
Submarket 3
Silver Hills at Mountains Edge
A sister neighborhood inside the same master plan — comparable build years, similar price band, and the same park and trail access.
Browse Silver Hills at Mountains Edge homes →~$490KMedian Price
33Days on Market
~50Active Listings
~$253Price / Sq Ft
Submarket 4
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 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 Quintessa 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 — where Quintessa sits — reach toward $560K and above 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 — upscale view lots · Quintessa corridor | ~$560K | ~$268 | 34 | ~98 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports a single $494,450 median across ZIP 89178 — 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 Quintessa 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 Quintessa faster than any brochure: a $470K-$720K price range, 32 median days on market, 100-plus park acres, and a 2004-2010 master plan anchored by Exploration Peak Park.
$470K–$720K
Quintessa home price range — upscale single-family floor plans with mountain views, June 2026.
Community records / NREG
$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
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 QUINTESSA
Why Does Quintessa at Mountains Edge Stand Apart From Its Peers?
Quintessa pairs 100-plus park acres, Exploration Peak trail, and larger upscale floor plans priced below $720K — 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.
- Las Vegas REALTORS, June 2026
Mountain views at move-up prices
Spring Mountain and Red Rock Canyon views from a 2004-2010 upscale single-family home between $470K and $720K — the same scenery costs $800K-plus in Summerlin's front-range villages.
- 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.
- NREG / Las Vegas REALTORS
Larger floor plans per dollar
Quintessa's four- and five-bedroom floor plans deliver significantly more square footage per dollar than comparable mountain-view homes in Henderson's premium master plans.
- 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.
- Mountains Edge community records
Connected trail network
Miles of walking and biking trails link Quintessa to every park in the 3,500-acre master plan without crossing an arterial road.
WHY BUY IN QUINTESSA
What Are the Top 10 Reasons to Buy a Home in Quintessa at Mountains Edge?
Quintessa's case rests on mountain views, larger floor plans, and parks: a 2004-2010 upscale 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 larger single-family homes from $470K. Ten sourced reasons follow.
Spring Mountain views
Genuine views of the Spring Mountains and Red Rock Canyon from a 2004-2010 single-family home — a rare combination at this price point in the Las Vegas Valley.
Community records / NREG
Exploration Peak Park access
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
Larger floor plans per dollar
Quintessa's four- and five-bedroom homes deliver more square footage per dollar than comparable mountain-view addresses in Henderson's premium plans.
NREG / Las Vegas REALTORS
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
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 Quintessa.
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?
Quintessa 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 Quintessa 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 Quintessa Residents?
Mountains Edge delivers 100-plus park acres and miles of connected trail from Quintessa 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 Quintessa 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 Quintessa 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 Quintessa.
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 the 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 Quintessa Lifestyle
What Does a Weekend in Quintessa 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 Quintessa Homes This Weekend?
Yes — active listings across ZIP 89178 mean most weekends carry open houses from entry three-bedroom homes through upgraded five-bedroom view-lot floor plans. Well-priced upscale homes with mountain views and trail access 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 Quintessa at Mountains Edge?
Quintessa carries a two-layer HOA: the Mountains Edge master-association assessment plus the Quintessa 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 Quintessa at Mountains Edge
Should I Move to Quintessa at Mountains Edge?
Every month, families from California and other high-tax states discover that a larger upscale 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 Quintessa
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 income taxes alone. Quintessa adds 2004-2010 single-family homes in a 3,500-acre master plan with 100-plus park acres, Exploration Peak's summit trail, and mountain views between $470K and $720K.
At a $600,000 budget, Southern California buyers are looking at a condominium with a long commute. That same budget in Quintessa secures a four- or five-bedroom single-family home with Spring 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.
Quintessa'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 — Quintessa 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: upscale newer-construction homes with park access and mountain views that start in the $470Ks here require $900K-plus near comparable Los Angeles campuses.
| Metric | Quintessa, Las Vegas NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $494,450 (ZIP area) | ~$900K+ |
| Upscale Entry Point | $470K (2004-2010 built) | $900K+ 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.
Quintessa 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 larger four- and five-bedroom floor plans 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 Quintessa? Our team specializes in out-of-state relocation — virtual community and trail-system tours, block-by-block view-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 Quintessa at Mountains Edge in 8 Steps
From first research to keys-in-hand, here is the 8-12 week timeline most Quintessa 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 Quintessa you are buying: $470K-$550K entry four-bedroom floor plans, $550K-$650K mid-tier homes, or $650K-$720K+ upgraded five-bedroom view lots. Mountain-view lots and trail-backing streets command noticeable premiums over interior parcels.
Get pre-approved with HOA in mind
Conventional loans work well across the $470K-$720K range; upper-tier homes above $625K may require jumbo financing. 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 Quintessa specialist
View-lot premiums, phase-by-phase HOA variation, and the two-layer document process require local knowledge. An agent who knows which Quintessa streets deliver the best Spring Mountain angles and which phases run lighter dues pays for itself in one negotiation.
Tour in person or virtually
Walk a Quintessa 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 view-lot homes draw competing offers; homes needing cosmetic updates or priced above the ZIP 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 Quintessa 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 Quintessa 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 Quintessa 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 Quintessa
- 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 Quintessa Compare to Henderson, Las Vegas & Summerlin?
If you are weighing Quintessa against the valley's other suburban addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Quintessa wins on mountain views per dollar and upscale floor-plan size, Henderson on schools and safety infrastructure, Summerlin on trail depth and luxury inventory — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Quintessa | Mountains Edge | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|---|
| Price Range | $470K–$720K (Quintessa) | $350K–$720K (plan wide) | $350K–$1M+ | $250K–$800K+ | $400K–$2M+ |
| 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 | Views · Upscale · Value | Full plan · Trails | Schools · Safety | Investors · Value | Trails · Luxury |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Quintessa 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 Quintessa Cost You Each Month?
A $560,000 mid-range Quintessa purchase runs about $4,094 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 Quintessa more affordable than its park amenities and mountain views suggest.
Payment Estimator
Estimate Your Quintessa Payment
$4,198
Estimated Monthly Payment
- Principal & Interest$3,353
- Property Tax$285
- Insurance$150
- HOA$200
- PMI$210
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 Quintessa 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 upscale master plan with park access and mountain views tilts the math toward owning.
OWN (10% DOWN, 7%)
$4,094 / mo
- Principal & Interest
- $3,356
- Property Tax (~0.6%)
- $280
- Homeowners Insurance
- $125
- HOA (combined estimate)
- $105
- PMI (10% down)
- $228
5-year net cost:~$155,000
Equity built:~$145,000
RENT (MOUNTAINS EDGE MEDIAN)
$2,400 / mo
- Median Mountains Edge Rent
- $2,400
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$158,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Quintessa home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner retains roughly $145,000 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 Quintessa at Mountains Edge
Quintessa 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 Quintessa 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 (Quintessa)
$30–$70 / mo
Quintessa Sub-Association
$30–$70
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 Quintessa at Mountains Edge?
Blue Diamond Road handles daily errands without touching the freeway, and the I-215 beltway gives Quintessa 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 Quintessa
- 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 Quintessa at Mountains Edge?
Most Quintessa purchases close in 30 to 45 days from accepted offer. Cash buyers can close in 7 to 14 days. Order both the Mountains Edge master-association and Quintessa sub-association packages at acceptance — two-layer HOA document collection is the most common delay. Upper-range homes above $625K may need extra appraisal time.
Quick Answer
What down payment do you need to buy in Quintessa at Mountains Edge?
Most Quintessa buyers put down 10 to 20 percent. Conventional loans start at 3 percent down for qualified buyers; FHA allows 3.5 percent on homes under the conforming limit. VA loans allow zero down for eligible veterans — a meaningful segment of the southwest Las Vegas buyer pool. On a $560,000 mid-range Quintessa home, plan roughly $56,000 at 10 percent to $112,000 at 20 percent. Upper-range floor plans above $625K typically require jumbo financing. The combined HOA of $60-$150 per month factors into your DTI calculation — build it into your pre-approval from the start.
Quintessa at Mountains Edge FAQ — 18 Answers
What Do Quintessa at Mountains Edge Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Quintessa at Mountains Edge?
The 89178 ZIP area — covering Mountains Edge and surrounding southwest Las Vegas neighborhoods — showed a median list price of $499,000 and a $482,500 median sold price in June 2026 per Las Vegas REALTORS. Quintessa homes specifically trade between $470K and $720K, with pricing driven by lot size, mountain-view premiums, floor-plan size, and the quality of 2004-2010 construction finishes. Entry-level three-bedroom homes open near $470K; larger five-bedroom floor plans with upgraded packages and view lots reach above $700K.
Is Quintessa part of Mountains Edge?
Yes — Quintessa 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 Quintessa 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 to other southwest valley options.
What are HOA fees in Quintessa at Mountains Edge?
HOA dues in Quintessa typically run $60 to $150 per month, reflecting a two-layer structure: the Mountains Edge master association assessment plus the Quintessa 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 vary by phase and are subject to annual adjustment.
What parks are near Quintessa in Mountains Edge?
Mountains Edge delivers more than 100 acres of parks accessible from Quintessa. 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 through the master plan without touching an arterial road, and the system continues expanding through remaining undeveloped parcels in the southwest corner of the plan.
What is the average days on market in Quintessa?
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. Well-priced four- and five-bedroom homes in good condition at Quintessa typically draw offers within the first two weekends; homes carrying above-market pricing or needing cosmetic updates sit longer. The southwest valley family buyer pool is deep and price-sensitive — strategy matters more here than in tighter submarkets.
What are property taxes like in Quintessa 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 Quintessa at Mountains Edge?
Clark County School District serves Quintessa; 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. 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 Quintessa from the Las Vegas Strip?
Quintessa 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 Quintessa at Mountains Edge safe?
Quintessa 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.
What is the cost of living in Quintessa at Mountains Edge?
Quintessa delivers competitive cost of living for the southwestern Las Vegas Valley. The $470K-$720K price range is modestly above the ZIP-area median of $494,450, reflecting the neighborhood's larger upscale floor plans and view lots. 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 Quintessa streets.
How does Nevada's tax environment compare to California for Quintessa buyers?
The savings are substantial. California's top marginal income tax rate is 13.3 percent per the California Franchise Tax Board — Nevada's is zero. A household earning $200,000 annually saves roughly $16,000 per year in state income taxes alone by relocating to Quintessa. Nevada also caps primary-residence property-tax increases at 3 percent annually under NRS 361.471, while California's Prop 13 equivalent only applies to existing owners. The combined tax advantage often funds a larger Quintessa floor plan than the same buyer could afford near a comparable California park community.
Is there new construction near Quintessa at Mountains Edge?
Quintessa 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 other builders have released new phases in neighboring southwest Las Vegas communities. 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 Quintessa 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 larger four- and five-bedroom floor plans at the upper end of the range. Owner-occupancy in Mountains Edge runs 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 Quintessa property.
How does Quintessa compare to other Mountains Edge neighborhoods?
Quintessa is one of the upscale single-family neighborhoods inside Mountains Edge, featuring larger floor plans and mountain-view lots that push pricing above the ZIP-area median. The distinction from sister neighborhoods like Arlington Ranch or Beacon Hill matters primarily for lot size, floor-plan depth, and HOA sub-association dues. Quintessa's $470K-$720K range positions it at the premium end of Mountains Edge, where condition, lot premium, and school-zone verification remain decisive over neighborhood name alone.
What should I know before buying in Quintessa at Mountains Edge?
Four factors move real money in Quintessa. 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 varies 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 accordingly. Third, school zones: boundaries shift as the southwest valley grows, so CCSD verification for the exact parcel is non-negotiable. Fourth, lot position: view lots facing the Spring Mountains command premiums; trail-backing lots add outdoor access value.
What down payment do you need to buy in Quintessa at Mountains Edge?
Most Quintessa buyers put down 10 to 20 percent. Conventional loans start at 3 percent down for qualified buyers; FHA allows 3.5 percent on homes up to the conforming limit. VA loans allow zero down for eligible veterans. At the $494,450 ZIP-area median, plan roughly $49,445 at 10 percent to $98,890 at 20 percent. Upper-range Quintessa floor plans above $625,000 may require jumbo financing, so get fully underwritten before touring premium view lots.
Can Nevada Real Estate Group help me buy or sell in Quintessa at Mountains Edge?
Yes — call (702) 637-1759. Nevada Real Estate Group has represented buyers and sellers throughout Mountains Edge, including Quintessa. We know the floor-plan distinctions, view-lot premiums, and two-layer HOA navigation that drive price in this neighborhood. Our team can pull current listings, run a comp analysis, and connect you with a Quintessa specialist within the hour.
How long does it take to close on a home in Quintessa at Mountains Edge?
Most Quintessa purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, which keeps the timeline predictable. Cash buyers can close in 7 to 14 days. Financed buyers should allow 5 to 10 business days for HOA resale-package delivery per sub-association and a possible extra week for appraisal in busy spring months. Order both master and sub-association packages at acceptance to avoid delays.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Quintessa at Mountains Edge?
Eight questions Quintessa buyers search most often — answered with ZIP 89178 market data, school ratings, and commute figures drawn from the City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every statistic cites its primary source so you can verify each figure before your first tour of the neighborhood.
Is Quintessa in Las Vegas or Henderson?
Las Vegas. Quintessa 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 Quintessa 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 Quintessa itself; per-neighborhood figures require local comp analysis.
What developer built Quintessa?
Focus Property Group developed Quintessa 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 Quintessa?
Quintessa homes were built between 2004 and 2010 — making them 15 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 Quintessa have mountain views?
Yes — Quintessa's position inside the Mountains Edge master plan provides views of the Spring Mountains and, from elevated lots, the Red Rock Canyon escarpment. View-lot premiums are real; our agents can identify which specific Quintessa streets deliver the best angles before you tour.
Is Quintessa walkable?
By Las Vegas standards, quite well within the master plan: the connected trail network links Quintessa 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 Quintessa 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 Quintessa driveways.
Is Quintessa a good investment?
The fundamentals are solid: a built-out 2004-2010 upscale 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 lot, view premium, 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, view-lot-premium positioning, and two-layer HOA navigation. Our agents know which Quintessa streets carry Spring Mountain 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 Quintessa Real Estate Expert?
9,600+ closed transactions and $4.85B+ in volume since 2011. In a master-planned community where view-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 Quintessa home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Quintessa at Mountains Edge?
Compare Quintessa 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
Silver Hills at Mountains Edge
~$490K
Adjacent neighborhood
View Silver Hills at Mountains Edge →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
- Mountains Edge Regional Park
- Mountains Edge (parent plan)
Q
- Quintessa
KEEP LEARNING
What Else Should You Read About Quintessa at Mountains Edge?
These guides extend the research most Quintessa 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 Quintessa 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 Quintessa — 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 (Quintessa 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 Nevada-vs-California 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