Sutter Point at Mountains Edge — Homes For Sale

KEY TAKEAWAYS

What Should You Know About Sutter Point at a Glance?

Sutter Point 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 from $430K near Exploration Peak Park.

• 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 and the 215 Beltway.
• The price ladder: $430K entry three-bedroom homes through $620K+ 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

PRICE DISTRIBUTION

How Many Sutter Point 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. Sutter Point homes price between $430K and $620K, 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.

Counts are NREG-modeled allocations of the 198 active ZIP 89178 listings, consistent with the $494,450 median · June 2026 · Links open the Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is Sutter Point at Mountains Edge Safe?

• LVMPDLas Vegas Metropolitan Police Department coverageCity of Las Vegas services and city police
• 72%Homeownership in Mountains EdgeCommunity records — owner-heavy demographics
• 2004–2010Purpose-built streets, interior layoutNo through-traffic arterials bisecting residential blocks
• BelowViolent crime vs national average, southwest LV corridorFBI Uniform Crime Reporting

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Sutter Point at Mountains Edge Score?

Sutter Point 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.

• B+

  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.

• B

  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.

• A-

  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.

• B+

  Grade B+: Amenities

  100+ park acres, Exploration Peak summit trail, connected bike paths, Blue Diamond Road retail, and I-215 corridor access.

• A

  Grade A: Outdoor Access

  Exploration Peak Park and Mountains Edge Regional Park are outstanding; Red Rock Canyon National Conservation Area is 15 minutes northwest.

• B

  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.

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.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Sutter Point or Mountains Edge separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Sutter Point Score for Livability?

Sutter Point 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 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

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Sutter Point 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 Sutter Point itself; monthly points are NREG-modeled values anchored to the probed medians — read the level and the pace, not single-month wiggles.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is Sutter Point 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.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area scope (89178) — broader than Sutter Point itself; treat figures as area-level orientation.

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.

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?

BY ZIP CODE

What Does the Sutter Point 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.

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.

WHY SUTTER POINT

Why Does Sutter Point at Mountains Edge Stand Apart From Its Peers?

Sutter Point pairs 100-plus park acres and Exploration Peak trail with 2004-2010 single-family construction priced under $620K — 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.

1. 1

   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 minutes from Sutter Point streets.

   Mountains Edge community records
2. 2

   Mountain views at family prices

   Spring Mountain and Red Rock Canyon views from a 2004-2010 single-family home between $430K and $620K — the same scenery costs $800K-plus in Summerlin's front-range villages.

   Las Vegas REALTORS, June 2026
3. 3

   Connected trail network

   Miles of walking and biking trails link Sutter Point to every park in the 3,500-acre master plan without crossing an arterial road.

   Mountains Edge community records
4. 4

   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.

   Nevada Revised Statutes 361.471
5. 5

   Near the 215 Beltway

   The I-215 Beltway connection puts Henderson 15 minutes east, Harry Reid Airport 20 minutes away, and the Strip 25 minutes north — strong commute access for a master-planned suburban address.

   Drive-time data / community records

WHY BUY IN SUTTER POINT

What Are the Top 10 Reasons to Buy a Home in Sutter Point at Mountains Edge?

Sutter Point'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 $430K. Ten sourced reasons follow.

1. 1

   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

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — carrying costs stay predictable over the long hold.

   NRS 361.471

4. 4

   Entry near the ZIP-area median

   Sutter Point homes start near $430K — positioned at the lower half of the $494K ZIP-area median list.

   Las Vegas REALTORS, June 2026

5. 5

   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

6. 6

   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

7. 7

   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 Sutter Point.

   GreatSchools.org

8. 8

   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

9. 9

   Owner-heavy demographics

   Mountains Edge homeownership near 72 percent supports stable rents, low vacancy, and long-hold investment returns.

   Community records

10. 10

    Red Rock Canyon proximity

    Red Rock Canyon National Conservation Area — world-class climbing, hiking, and scenery — is about 15 minutes northwest via Blue Diamond Road.

    Community records

THIS WEEKEND'S OPEN HOUSES

Can You Tour Sutter Point Homes This Weekend?

Yes — 198 active listings across ZIP 89178 mean most weekends carry open houses from entry three-bedroom 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.

RELOCATION TIMELINE

How to Relocate to Sutter Point at Mountains Edge in 8 Steps

From first research to keys-in-hand, here is the 8-12 week timeline most Sutter Point 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.

1. 01

   Pick your price range and lot position

   Decide which Sutter Point you are buying: $430K–$500K entry three-bedroom homes, $500K–$560K mid-tier four-bedrooms, or $560K–$620K+ upgraded floor plans with mountain-view and trail-back premiums. Lot position within the plan moves price materially.

2. 02

   Get pre-approved with HOA in mind

   FHA and conventional loans both work across the $430K–$620K 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.

3. 03

   Hire a Sutter Point 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.

4. 04

   Tour in person or virtually

   Walk a Sutter Point 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.

5. 05

   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.

6. 06

   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.

7. 07

   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.

8. 08

   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 Sutter Point 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 Sutter Point residents within 15 minutes of Henderson corporate campuses and 20 minutes of the airport employment cluster.

Top Sutter Point 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 Sutter Point
• 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 Sutter Point Compare to Henderson, Las Vegas & Summerlin?

If you are weighing Sutter Point against the valley's other suburban addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sutter Point 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.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Sutter Point figures are NREG-modeled from ZIP 89178 data — the Census and MLS do not tabulate the neighborhood separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Sutter Point at Mountains Edge?

Blue Diamond Road handles daily errands without touching the freeway, and the I-215 beltway gives Sutter Point 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 Sutter Point

• 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

• Driving

  The default, and efficient: Blue Diamond Road handles local errands, I-215 east reaches Henderson in 15 minutes and the airport in 20, and I-15 puts the Strip 25 minutes north. The southwest location means against-traffic direction for many Strip and airport commutes.

• RTC Transit

  RTC Southernmost service covers Blue Diamond Road and select I-215 corridor stops. Still plan a car-first life — Mountains Edge transit is suitable for specific commutes, not general daily use.

• Cycling & Trails

  The Mountains Edge connected trail network is practical for neighborhood recreation and park access — Exploration Peak and the Regional Park are reachable without crossing an arterial. Road cycling uses Blue Diamond Road shoulders and I-215 parallel routes.

• Rideshare

  Available at reasonable rates from the southwest valley — airport runs typically cost $25-$35 given the 20-minute drive, and Strip runs run $30-$45 depending on surge pricing and time of day.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Sutter Point at Mountains Edge?

Most Sutter Point buyers put down 5 to 20 percent. Conventional loans start at 3 percent down; FHA allows 3.5 percent and covers most of the $430K to $620K range without jumbo financing at the entry 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.

PEOPLE ALSO ASK

What Else Do People Ask About Sutter Point at Mountains Edge?

Eight questions Sutter Point buyers actually search — covering the $494K ZIP-area median, two-layer HOA dues of $60 to $150, school zones, and Exploration Peak proximity — answered with specifics from the City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools so every figure is independently verifiable.

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 Sutter Point streets carry Exploration Peak view premiums and which phases run lighter dues. That depth is why Nevada Real Estate Group ranks #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Sutter Point at Mountains Edge?

Compare Sutter Point 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.

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.

Sources & Methodology

Where Does This Sutter Point 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 Sutter Point — so area statistics are labeled as such, and per-neighborhood figures are NREG-modeled estimates. Follow any link to verify a figure.

1. 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
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Sutter Point is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — Parks, city services, LVMPD coverage, and short-term rental regulations. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas and southwest valley violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas metropolitan area. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for 89178 corridor schools. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check school ratings for Wright, Faiss, and Sierra Vista. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms

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