Mountain's Edge Las Vegas 89178 — Mortgage Guide
Program figures verified July 2026 — details change; confirm your scenario with us.
The 60-second answer
Mountain's Edge is one of southwest Las Vegas's largest master-planned communities — 12,500 homes spread across 22 sub-communities. Located in ZIP 89178 (with parts of 89139, 89148), Mountain's Edge has been developing since 1999 and offers everything from entry-level family homes to premium custom builds.
Key facts:
- 12,500 homes across 22 sub-communities
- Active builders: Lennar (dominant), KB Home, Pulte, Beazer, William Lyon, others
- Price range: $475K-$1.1M (mostly $550K-$725K)
- HOA fees: $90-$165/month (varies by sub-community)
- Schools: CCSD; community schools serving the area
- Distance to Las Vegas Strip: 15-20 minutes
- Distance to Vegas airport: 15-20 minutes
For families wanting newer construction in mid-range pricing with strong amenities, Mountain's Edge is one of LV's most popular options.
Mountain's Edge sub-communities
The community is organized into 22 sub-communities, each with different character + price points:
Premium sub-communities ($650K-$1.1M)
- The Vistas — established premium
- The Cliffs — newer premium
- The Ridges (Mountain's Edge — different from Summerlin Ridges)
- The Falls
- Mountain Bridge
Mid-tier sub-communities ($525K-$700K)
- Eagle Ranch
- Diamond Ridge
- Summit Pointe
- Multiple newer Lennar + KB Home developments
Entry-level + value sub-communities ($475K-$575K)
- Various smaller-home areas
- Some condo + townhome options
Mountain's Edge buyer profiles
Move-up Las Vegas families
- Selling smaller current LV home
- Want master-planned + schools + amenities
- $525K-$725K typical
- Most common Mountain's Edge buyer
Out-of-state relocators (especially CA)
- Bay Area + LA + SD refugees
- Want newer construction + Las Vegas tax/climate
- $525K-$850K typical
- Worker Advantage if essential profession
First-time buyers (entry-level)
- LV native or relocator
- Want master-planned community over older neighborhoods
- $475K-$575K
- Often FHA + DPA
Investors (LTR — long-term rental)
- 3-bed mid-range Mountain's Edge homes
- Family-friendly tenant pool
- LTR strategy (STR restricted in unincorporated Clark County)
Where Mountain's Edge fits in LV market
vs other LV master-planned options:
| Community | Median Price | Vibe | Best For |
|---|---|---|---|
| Mountain's Edge | $575K-$725K | Family + master-planned + amenities | Mid-range families |
| Summerlin | $650K-$1.5M+ | Premium master-planned | Premium families + relocators |
| Henderson Inspirada | $475K-$1.2M | Newer family-focused | Family + Henderson preference |
| Cadence Henderson | $475K-$1M | Newer growing | Newer construction preference |
| Aliante NLV | $475K-$725K | NLV master-planned | NLV preference + Nellis commute |
| Centennial Hills | $475K-$725K | Older established | Mid-range LV preference |
Mountain's Edge competes most directly with Centennial Hills + Aliante for mid-range master-planned LV families.
Builder lender vs outside lender decision at Mountain's Edge
Similar to other LV master-planned communities, Mountain's Edge buyers face builder lender pressure:
Major builders + preferred lenders
- Lennar: Lennar Mortgage (~$10K-$15K incentive)
- KB Home: KB Home Mortgage / preferred (~$8K-$12K)
- Pulte: Pulte Mortgage (~$10K-$15K)
- DR Horton (some Mountain's Edge): DHI Mortgage (~aggressive buydown)
Decision math (per Builder Preferred Lender NV page):
- Short-term ownership (under 5 years): Builder lender often wins
- Long-term ownership (5+ years): Outside lender (Mike) often wins
- Specialty products (VA, physician): Outside lender often wins
Common Mountain's Edge scenarios
Scenario 1: Mid-career family, Lennar Mountain's Edge
- $625K Lennar Mountain's Edge home
- Income: $145K combined
- Credit: 740+
- Path: Conventional 95% LTV; Lennar incentive vs Mike's outside rate
- Decision: Often close call; Mike provides honest math
Scenario 2: First-time buyer entry-level Mountain's Edge
- $485K KB Home Mountain's Edge starter
- Income: $105K combined
- Credit: 720
- Path: FHA + HIP; outside lender often competitive
- Decision: Compare FHA quote from both lenders
Scenario 3: CA relocator family
- $725K Mountain's Edge from $1.2M LA sale
- Income: $185K combined
- Significant down + good credit
- Path: Conventional 80% LTV; outside lender often wins
- Decision: Outside lender for long-term hold
Scenario 4: Investor buying Mountain's Edge rental
- $485K Mountain's Edge LTR investment
- Income: $325K + Schedule E
- Path: DSCR loan (rental income-based)
- LTR rent: $2,650/mo (DSCR ~1.18)
- Decision: DSCR loan via Mike's lending platform
Scenario 5: VA-eligible buyer Mountain's Edge
- $625K Mountain's Edge home
- Veteran buyer
- Path: VA loan; outside specialist often beats Lennar Mortgage VA
- Decision: Outside lender wins for VA
Mountain's Edge-specific lending considerations
HOA-aware DTI
Mountain's Edge HOA $90-$165/month must be included in PITI. Affects qualifying capacity slightly.
Sub-community variations
Different Mountain's Edge sub-communities have different HOA structures + special assessments. Verify property-specific.
CCSD school zones
Mountain's Edge schools generally well-rated. Specific elementary/middle/high assignment varies by sub-community.
Property tax + 3% cap
Standard Clark County ~0.58% effective + NV 3% primary residence cap protection.
STR considerations
Mountain's Edge in unincorporated Clark County = STR restricted (Clark County moratorium). LTR only practical investment.
Solar
Many newer Mountain's Edge homes have solar pre-installed. Affects financing + insurance + utility math.
Frequently asked questions
How big is Mountain's Edge?
12,500 homes at full buildout across 22 sub-communities. One of largest LV master-planned communities.
What's the difference between Mountain's Edge and Summerlin?
Mountain's Edge: south LV, mid-range pricing, family-focused. Summerlin: west LV, premium pricing, more luxury options + amenities. Different markets, different price points.
Are Mountain's Edge homes new construction or resale?
Mix of both. Active builders still developing newer sub-communities. Substantial resale inventory in established areas (built 2000-2015).
Can I use HIP at Mountain's Edge?
Yes if income-qualifying. State DPA programs combine with first mortgage at Mountain's Edge.
What about Mountain's Edge investment property?
LTR allowed (Clark County). STR restricted (moratorium). DSCR loans available for LTR.
How do Mountain's Edge schools rate?
Generally well-rated CCSD schools. Specific assignment varies. Worth checking specific sub-community before purchase.
What's the typical Mountain's Edge HOA fee?
$90-$165/month depending on sub-community. Some sub-communities have additional sub-association fees. Verify with specific property.
Can I get a jumbo loan at Mountain's Edge?
Some premium Mountain's Edge homes ($800K+) require jumbo. Many fit within conforming.
What's the typical Mountain's Edge home size?
2,200-3,200 sqft typical. Some larger custom-style homes 3,500-4,000+ sqft. Some smaller townhomes/condos 1,400-1,800 sqft.
What about new construction timeline at Mountain's Edge?
Active new construction typically 6-9 months from contract to close. Builder rate locks available for long build periods.
Talk to Mike about your Mountain's Edge purchase
Free 30-minute call. Mike will quote your specific scenario + help compare against builder preferred lender if applicable.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Not affiliated with Mountain's Edge or builders. Educational content, not a loan commitment. Loans subject to buyer and property qualification.