Nevada's #1 team for Sierra Madre at Mountains Edge real estate. Search single-family homes from $450K to $700K inside the 3,500-acre Mountains Edge master plan — Spring Mountains views, Exploration Peak Park, and the 215 Beltway — with live MLS data.
ZIP 89178 carried active listings across the Mountains Edge master plan in June 2026 according to NREG’s MLS analysis MLS data; Sierra Madre's single-family homes from $450,000 to $700,000 represent the upper-tier family segment of that inventory. The newest listings appear below, refreshed daily, and every active Sierra Madre home is searchable in our live MLS portal.
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Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 5:42 PM Pacific; availability and prices may change.
ZIP-AREA MEDIAN LIST (89178)
$560K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
PLAN PRICE RANGE
$450K–$700K
Community plan record
HOMES IN THE PLAN
600+
Community plan record
DAYS ON MARKET (ZIP-AREA)
33
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Sierra Madre at Mountains Edge pairs 600-plus Pulte Homes single-family residences priced $450K–$700K with direct Exploration Peak Park access and Spring Mountains views inside ZIP 89178 per NREG’s MLS analysis, 35 median days on market, and Las Vegas city demographics per the U.S. Census. The takeaways below explain why family buyers consistently choose this western-edge village.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
PRICE DISTRIBUTION
Across ZIP 89178 (Mountains Edge area), active listings span the full family-market range per NREG’s MLS analysis MLS data as of June 2026. Sierra Madre's $450K–$700K plan range sits in the upper-mid tier of the master plan — premium positioning for mountain views and Exploration Peak Park proximity relative to comparable-floor-plan homes in nearby Mountains Edge sub-neighborhoods.
Sierra Madre homes range $450K–$700K across four distinct sub-sections — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data. Filter by price, bedrooms, and mountain-view status to narrow your search.
Four sections define Sierra Madre at Mountains Edge, each with different elevations, view exposures, and price premiums. The cards below link to the relevant hub or live search — counts reflect the ZIP-area inventory in each price band.
247 active listings across ZIP 89178 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price band, bedroom count, and mountain-view status — no spam, unsubscribe anytime. Sierra Madre homes with Exploration Peak Park frontage and Spring Mountains views sell quickly when priced right; alert subscribers see new listings within hours.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living in Sierra Madre means Pulte Homes quality construction on the western edge of Mountains Edge, Spring Mountains views from your backyard, and direct trail access to Exploration Peak Park. The community sits within the Las Vegas / Enterprise area — services per the City of Las Vegas — with CCSD family schools and the 215 Beltway connecting residents to Henderson, the Strip corridor, and the airport in 20 to 30 minutes.
Sierra Madre is known for its elevated western-edge position within Mountains Edge, sweeping Spring Mountains and Red Rock Canyon views, Pulte Homes quality construction, and direct adjacency to Exploration Peak Park — a 98-acre natural desert preserve with summit hiking trails and panoramic Las Vegas Valley views.
Families and dual-income households who want newer single-family construction with mountain views, strong CCSD schools, and a connected trail and park system — at a price point well below comparable view communities in Summerlin or Southern Highlands.
Morning hikes to the Exploration Peak summit, afternoons at the Mountains Edge Regional Park sports fields, and evenings with Spring Mountains views from your patio — with the 215 Beltway a few minutes away for Henderson, the Strip, and airport runs.
Sierra Madre sits on the western edge of the Mountains Edge master plan in the Enterprise area of southwest Las Vegas, ZIP 89178 — where the community terrain rises toward the Spring Mountains and Exploration Peak Park. About 130 acres, 600-plus homes, roughly 18 miles from the Strip via I-15.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Sierra Madre at Mountains Edge and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: NREG community plan records & U.S. Census Bureau ACS 2020–2024 5-year estimates for the Enterprise CDP (Sierra Madre at Mountains Edge is not separately tabulated) · Updated
POPULATION & GROWTH
Sierra Madre itself is substantially built out — 600-plus homes since the plan launched in 2008, with remaining growth through resale and occasional remodel activity. The surrounding Enterprise CDP counted 221,831 residents in the 2020 Census and 240,464 in the ACS 2020–2024 estimate, and the southwest-valley corridor around Mountains Edge remains one of the most in-demand family areas in the metro.
Inside Sierra Madre, growth is structurally near its cap: the plan and its 130-acre footprint mean 600-plus homes is the practical limit, which supports the ownership case. The surrounding ZIP 89178 corridor continues to attract family buyers across the broader Mountains Edge master plan — steady demand that keeps the market active and well-priced.
Sources: U.S. Census Bureau and City of Las Vegas. Enterprise CDP figures shown because the Census does not tabulate the neighborhood separately. Enterprise CDP: 2020 is the decennial Census count and the last bar the ACS 2020–2024 5-year estimate; the Census redrew this area between 2010 and 2020 (land area 46.5 sq mi in 2010, 66.0 in 2020), so 2010 is not comparable and is omitted. Last updated September 2026.
REPORTED MARKET SERIES
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data — the liquid benchmark Sierra Madre trades against. ZIP 89178 figures: $560,000 median list, 35 median days on market. Sierra Madre's own plan range of $450K–$700K reflects its western-edge position and mountain-view premium within the master plan.
Median List Price
$560,000 ZIP 89178 median (Mountains Edge area), June 2026
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
35 median days across ZIP 89178; view-lot homes in Sierra Madre may move faster
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Family Buyer Demand
Consistent family-buyer demand driven by CCSD schools, Exploration Peak Park, and 215 Beltway access
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89178 rose 78% between 2015 ($225,000) and 2021 ($400,000), across 6,381 recorded closings — Las Vegas REALTORS MLS records via Repliers.
FAMILY VALUE
Market Competitiveness
ZIP 89178 reported a 35-day median days on market per NREG’s analysis of Las Vegas REALTORS MLS data as of June 2026 — a steady family-buyer pace that gives buyers time to do proper due diligence while still rewarding well-priced, move-in-ready offers. Sierra Madre homes with mountain views and Exploration Peak Park proximity attract the strongest buyer attention within the master plan.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore homes in Sierra Madre at Mountains Edge? Our team knows every section, view lot, and school-zone nuance in the Mountains Edge master plan.
Start Your Home SearchSection Comparison
A like-for-like comparison of Sierra Madre's four sections — elevation, view exposure, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: with 600-plus homes total, per-section medians would be statistically thin, so we publish entry points and characteristics instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sierra Madre Summit | From $600K | n/a* | n/a* | n/a* | Premium views · Largest lots |
| Sierra Madre West | From $550K | n/a* | n/a* | n/a* | Park frontage · Mountain proximity |
| Sierra Madre Core | From $475K | n/a* | n/a* | n/a* | Established · Mature landscaping |
| Sierra Madre Entry | From $450K | n/a* | n/a* | n/a* | Value · Family starter |
Source: NREG’s MLS analysis MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — samples within one section are too small to be meaningful. ZIP-area benchmarks: 35-day median DOM, $560,000 median list.
Section Deep Dive
Submarket 1
The highest-elevation lots in Sierra Madre — panoramic Red Rock Canyon and Spring Mountains views, larger homesites, and premium upgrades. Buyers here pay for the elevation and sightline; comparable Summerlin views cost $200K+ more.
Browse Sierra Madre Summit homes →Submarket 2
Western-edge homes closest to Exploration Peak Park with direct trail access and desert views. Popular with outdoor-enthusiast buyers who want to hike from their backyard.
Browse Sierra Madre West homes →Submarket 3
The central section of the neighborhood with mature landscaping, established homes, and competitive pricing — the most liquid part of Sierra Madre with the broadest buyer pool.
Browse Sierra Madre Core homes →Submarket 4
The community's most accessible price point — entry-level Sierra Madre homes that put Pulte quality, the Mountains Edge trail system, and Doral Academy charter access within reach at $450K.
Browse Sierra Madre Entry homes →Submarket 5
A 98-acre natural desert park with a summit hiking trail offering panoramic Las Vegas Valley views, an amphitheater, playground, sports courts, and desert landscape — immediately adjacent to Sierra Madre's western edge. No other Mountains Edge sub-neighborhood sits this close to Exploration Peak Park.
Browse Exploration Peak Park — Sierra Madre's Outdoor Anchor homes →STILL DECIDING?
BY ZIP CODE
Sierra Madre at Mountains Edge carries ZIP 89178, shared across the broader Mountains Edge master plan. The table below places Sierra Madre in context — its western-edge premium position versus the full 89178 corridor, including value sub-neighborhoods and competing master-plan communities.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89178 | Sierra Madre at Mountains Edge — western edge, mountain-view lots | $450K–$700K (plan range) | n/a* | varies by section | within 89178 pool | n/a* |
| 89178 | Mountains Edge — full master plan (all sub-neighborhoods) | $380K–$700K (plan wide) | n/a* | 35 (ZIP-area) | full 89178 pool | n/a* |
| 89178 | Mountains Edge Tuscano — value tier | From $380K | n/a* | 35 (ZIP-area) | — | n/a* |
| 89178 | Mountains Edge Vista Verde — mid-tier | From $420K | n/a* | 35 (ZIP-area) | — | n/a* |
| 89178 | Full ZIP 89178 benchmark — Mountains Edge corridor | $560,000 list | — | 35 | Active listings in area | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Section-level $/SF and year-over-year change are intentionally omitted: sub-plan samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
Builders & New Construction
Sierra Madre itself is substantially built out — 600-plus Pulte Homes production homes since 2008, with resale opportunities being the primary market. Buyers who want new construction in the Mountains Edge corridor should look at neighboring master-plan phases. Incentives change monthly — verify current offers before writing anything.
Family · Energy Star
Original Sierra Madre builder — resale and nearby new phases available
Family & Move-Up
Broadest southwest-valley new-build selection
Luxury & Move-Up
Luxury alternative for buyers comparing view-home options
Family
Value-oriented family new builds across the valley
Design-Forward Move-Up
Contemporary architecture buyers compare against Sierra Madre resale
Outdoor Recreation
Exploration Peak Park next door, 100-plus acres of master-plan recreation nearby, and Red Rock Canyon a short drive west — Sierra Madre buyers get one of the strongest outdoor-amenity stacks of any family neighborhood in the southwest valley. The City of Las Vegas maintains the surrounding trail and park network, usable through 300 days of annual sunshine.
ADJACENT
A 98-acre natural desert park immediately west of Sierra Madre — summit hiking trail with panoramic Las Vegas Valley views, amphitheater, playground, sports courts, and desert landscape at 9700 S Buffalo Dr.
8 MIN
The master plan's anchor regional park — sports fields, walking trails, a dog park, basketball courts, and picnic areas for the full Mountains Edge community.
IN-COMMUNITY
A neighborhood-scale park within the Sierra Madre plan — playground, open lawn, and gathering space for the immediate community.
IN-COMMUNITY
Connected walking and biking trails thread through Sierra Madre and link the neighborhood to both anchor parks, schools, and commercial areas within the master plan without needing a car.
30 MIN N
A community park in the Peccole Ranch area of northwest Las Vegas — basketball courts, picnic areas, and open fields.
20 MIN W
The Mojave's signature conservation area — 13-mile scenic loop, world-class hiking and climbing, and the closest major wilderness recreation to Sierra Madre, managed by the Bureau of Land Management.
30 MIN N
Downtown Summerlin's shopping, dining, and events hub — farmers markets, seasonal festivals, and Las Vegas Ballpark for minor-league baseball, about 30 minutes north via I-215.
25 MIN N
Botanical gardens, desert trails, and the Nevada State Museum at the historic springs that started the city — a half-day family outing accessible via I-15.
The Sierra Madre Lifestyle
Three outdoor moods within minutes of your door: a morning hike to the Exploration Peak summit, an afternoon at the Mountains Edge Regional Park sports fields with the kids, and an evening with Spring Mountains views from your patio — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management just 20 minutes west when you want to go bigger.
THIS WEEKEND'S OPEN HOUSES
Sierra Madre is an open-access community — no gate clearance required for showings. Set up instant alerts to get notified the moment a Sierra Madre home schedules an open house, or browse every active listing now and let us arrange private showings at your convenience, including virtual tours for out-of-state buyers.
Budget around the specific home, not a community average. Before you compare the cost of a move to Sierra Madre at Mountains Edge, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Sierra Madre runs on a dual-income family and professional economy: move-up buyers, healthcare workers, education professionals, and corporate employees across the southwest valley. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Mountains Edge residents are distributed across the valley's major employment corridors via the 215 Beltway.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Sierra Madre against the valley's other family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sierra Madre wins on outdoor access and mountain-view value; Summerlin on new construction and school depth; Henderson on citywide safety — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Sierra Madre | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $450K–$700K (plan) / $560K ZIP-area | $476K | $728K | $548K |
| Days on Market | 35 (ZIP-area) | 20 | 21 | 21 |
| Population | ~1,800 (plan est.) | 679,817 | ~127,000 | 353,289 |
| Median Household Income (city) | $98,462 (Enterprise CDP) | $73,877 | $75K–$162K (by ZIP) | $90,138 |
| Guard-Gated | Open access | Select enclaves | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) |
| Mountain Views | Yes — Spring Mountains (key feature) | Partial | Yes (Red Rock) | Partial |
| Park Adjacency | Exploration Peak Park (adjacent) | Varies | Mountains vary | Varies |
| New Construction | Limited — plan substantially built out | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Best For | Outdoor families · Views · Value | Selection · Urban · Investors | Schools · Luxury · New builds | Families · Retirees · Safety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Sierra Madre income and population figures are community plan-record estimates; area demographics are for the Enterprise CDP (ACS 2020–2024) — the Census does not tabulate the neighborhood separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
The 215 Beltway and Blue Diamond Road provide the regional connections Sierra Madre residents rely on. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — Sierra Madre sits at the longer end for Strip-bound commuters, but Henderson, the airport, and southwest-valley employers are fast.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Closing time depends on the purchase agreement, financing, appraisal, inspections, title review, and any association requirements. Ask the lender and escrow team for a property-specific schedule before committing to a move date. Resolve contingencies within the contractual deadlines, and confirm when funding and recording will occur before arranging possession.
Quick Answer
Most Sierra Madre buyers put down 3.5% to 20%. At the $550,000 midpoint, a 3.5% FHA down payment is $19,250; conventional financing typically requires 5% to 20% down depending on loan program and credit profile. VA loans allow 0% down for eligible veterans. First-time buyers should also explore Nevada Housing Division assistance programs, which add a no-interest second mortgage (repaid, not a grant) toward down payment and closing costs on top of agency loans. Ask Nevada Real Estate Group at (702) 637-1759 for current program availability.
Sierra Madre at Mountains Edge FAQ — 18 Answers
Sierra Madre homes typically sell from $450,000 to $700,000 — Pulte Homes production construction built starting in 2008 inside the 3,500-acre Mountains Edge master plan, ZIP 89178. The ZIP-area median list price is $513,000 per NREG’s analysis of Las Vegas REALTORS MLS data. Premium lots with mountain-view elevations toward the western edge command the higher end of the band.
No — Sierra Madre at Mountains Edge is an open-access neighborhood. There is no guard gate or staffed entry. The community provides a master-planned character, connected trails, neighborhood parks, and family-oriented streets without HOA-funded gate operations. Buyers seeking a guard-gated address in the southwest valley should look at Rhodes Ranch or Southern Highlands; Sierra Madre suits families who want trail and park access with lower HOA overhead.
HOA fees at Sierra Madre typically run $65 to $150 per month, covering the Mountains Edge master association plus any section-level sub-association. That range funds trail maintenance, park upkeep, common-area landscaping, and community governance. Confirm the exact split between master and sub-association dues during escrow — pull the full resale package the day you go under contract so disclosures clear before inspection deadlines.
Two anchor parks define the neighborhood: Exploration Peak Park — a 98-acre natural desert park at the community's western edge with a summit trail, panoramic valley views, playground, amphitheater, and sports courts — and Mountains Edge Regional Park, a 100-plus-acre space with sports fields, walking trails, a dog park, and picnic areas. Miles of connected walking and biking paths link Sierra Madre to both parks without needing a car.
Sierra Madre falls within the Clark County School District. The standard public lineup is Wright Elementary (K-5), Faiss Middle School (6-8), and Sierra Vista High School (9-12). Strong charter options include Doral Academy of Nevada (9/10 per GreatSchools) and Pinecrest Academy. Private options include Bishop Gorman High School and Faith Lutheran. CCSD zoning shifts between years — always verify current attendance boundaries for a specific address before writing an offer.
Plan on roughly 25 to 30 minutes from Sierra Madre to the Strip via I-15 North from the southwest valley. Harry Reid International Airport runs about 20 to 25 minutes via I-215 and I-15. Henderson is approximately 15 to 20 minutes east on I-215, and Downtown Las Vegas is about 30 minutes north. Most Sierra Madre residents accept the slightly longer Strip commute in exchange for mountain views, parks, and the 215 Beltway's regional access.
Sierra Madre was developed primarily by Pulte Homes beginning around 2008 as part of the Focus Property Group Mountains Edge master plan. Homes feature Energy Star-rated construction — upgraded insulation, high-efficiency HVAC, open-concept floor plans, and smart-home wiring — in 2,200 to 3,800 square feet of living space. Construction quality and condition vary by original-owner updates; price improvements in your offer math.
Sierra Madre carries ZIP 89178, which covers the Mountains Edge master plan and surrounding southwest Las Vegas neighborhoods. The ZIP-area median list price is $513,000 and median days on market is 33 per NREG’s analysis of Las Vegas REALTORS MLS data as of June 2026. Sierra Madre's own price range runs $450,000 to $700,000 — check our live search for current inventory filtered to that band.
ZIP 89178 reported a 33-day median days on market as of June 2026 per NREG’s analysis of Las Vegas REALTORS MLS data — a moderately active pace that gives buyers more time than sub-20-day luxury corridors but still rewards clean, well-priced offers. Sierra Madre homes with mountain views and move-in condition in the $500,000–$650,000 range generate strong interest. Work with an agent tracking Mountains Edge closing data, not ZIP-wide averages alone.
Nevada's effective property-tax rate runs roughly 0.5 to 0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $550,000 purchase, plan around $2,750 to $3,850 per year. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
Nevada levies zero state income tax. California's top marginal rate is 13.3% per the California Franchise Tax Board. A household earning $250,000 saves roughly $16,000 to $25,000 per year in state income taxes by moving from California to Sierra Madre. Combined with Nevada's effective property-tax rate of 0.5–0.7% versus California's up to 1.25%, the annual carrying-cost advantage of Sierra Madre ownership adds up to a meaningful five-figure sum for most relocating families.
Mountains Edge holds several distinct sub-neighborhoods — Maravilla, Mandolin, Mirasol, Madera, and Sierra Madre among them — all within ZIP 89178. Sierra Madre's $450,000–$700,000 band sits at the upper end of the master plan's production-home range, reflecting its elevated western-edge position and Pulte Homes construction quality. For comparable-condition homes, Sierra Madre competes directly with Beacon Hill and Arrowcreek South nearby; the view premium is the key differentiator.
Exploration Peak Park — 98 acres with a summit hiking trail, panoramic Las Vegas Valley views, an amphitheater, playground, and sports courts — sits immediately west of Sierra Madre. Mountains Edge Regional Park adds 100-plus acres of sports fields, walking trails, a dog park, and picnic areas. The master plan's connected trail network links both parks to Sierra Madre without requiring a car, making the outdoor amenity stack one of the strongest of any southwest Las Vegas neighborhood at this price point.
Before buying, review the following. lot position: western-edge homes with direct Exploration Peak Park frontage and Spring Mountains views command premiums worth verifying with current comps. HOA layers: confirm master versus sub-association dues and reserve-fund health. construction vintage: 2008-era homes may need HVAC, roof, or appliance updates — price them in. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor. Call (702) 637-1759 for a current comp pull.
Yes — Nevada Real Estate Group is Nevada's #1 real estate team with 9,600+ closed transactions and $4.85 billion in total sales volume. Our agents have represented buyers and sellers throughout the Mountains Edge master plan including Sierra Madre. We offer live MLS search, virtual tours for out-of-state buyers, and full-service closing coordination. Call (702) 637-1759 or use the contact form on this page to connect with a Sierra Madre specialist.
Most Sierra Madre buyers put down 3.5% to 20%. At the $550,000 midpoint, a 3.5% FHA down payment is $19,250; conventional financing typically requires 5% to 20%. VA loans allow 0% down for eligible veterans. First-time buyers should also explore Nevada Housing Division assistance programs, which add a no-interest second mortgage (repaid, not a grant) toward down payment and closing costs on top of agency loans. Ask Nevada Real Estate Group at (702) 637-1759 for current program availability.
Sierra Madre HOA dues typically run $65 to $150 per month, covering the Mountains Edge master association plus any section-level sub-association. That range funds trail maintenance, park upkeep, and community governance. Pull the full resale package — current dues, reserve-fund status, and any pending special assessments — during escrow before your inspection contingency expires. Dues are subject to annual adjustment per the CC&Rs.
Most Sierra Madre purchases close in 30 to 45 days from an accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. FHA and VA buyers should allow extra time for appraisal scheduling and property-condition inspections. Request the HOA resale package the day you go under contract so dues and reserve disclosures clear before inspection deadlines.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Sierra Madre buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: market figures from NREG’s MLS analysis, tax law from the Nevada Revised Statutes, school data from CCSD and GreatSchools, and community facts from the plan record.
Yes — Sierra Madre at Mountains Edge is a sub-neighborhood within the 3,500-acre Mountains Edge master-planned community in southwest Las Vegas, ZIP 89178. It sits on the western edge of the master plan, where the terrain rises toward the Spring Mountains, giving Sierra Madre homes some of the best mountain views in the broader community.
Exploration Peak Park is a 98-acre natural desert park immediately adjacent to Sierra Madre's western edge, featuring a summit hiking trail with panoramic Las Vegas Valley views, an amphitheater, playground, and sports courts at 9700 S Buffalo Drive. It is free and open daily — one of the strongest park assets next to any family neighborhood in the southwest valley.
Sierra Madre has approximately 600-plus single-family homes across about 130 acres, per the community plan record. Developed by Focus Property Group / Pulte Homes beginning in 2008, the plan is substantially built out — resale is the primary market, with new construction limited to any remaining phases.
Doral Academy's Red Rock Campus (9/10 per GreatSchools) is the top charter school accessible from Sierra Madre, about 8 minutes away. For public zoned schools, Wright Elementary, Faiss Middle, and Sierra Vista High serve the area. Bishop Gorman High School is the top private option at about 30 minutes north.
Sierra Madre is a family-oriented owner-occupant community with a low-incident character consistent with established Mountains Edge master-plan neighborhoods. Las Vegas Metropolitan Police covers the area. Benchmark the surrounding corridors through FBI Uniform Crime Reporting data and tour the streets at different times before deciding.
About 20 minutes west via West Charleston Boulevard — making Red Rock Canyon's 13-mile scenic drive, world-class hiking, and climbing accessible as a regular weekend destination from Sierra Madre. Exploration Peak Park is even closer, immediately adjacent to the community's western edge.
Sierra Madre's western-edge position gives it better mountain views and direct Exploration Peak Park adjacency compared to interior Mountains Edge sub-neighborhoods — a view and park premium that buyers consistently pay for. Pulte Homes construction quality above some competing neighborhood builders also contributes to the $450K–$700K range versus lower-priced phases.
About 18 minutes east via I-215 — a manageable commute that puts Henderson's employment corridor, Green Valley shopping, and Henderson Hospital within easy reach. The airport is about 22 minutes via I-215 and I-15, making Sierra Madre a practical choice for Henderson-connected professionals.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented families and move-up buyers throughout the Mountains Edge master plan — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Sierra Madre with neighboring master plans and nearby cities across the southwest valley. Each card pairs the commute time with price positioning, so you can judge whether trading mountain views for a different lifestyle actually buys you more home for the money.
More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Four sections make up the Sierra Madre plan, each with different elevations, view exposures, and price tiers. The entries below are indexed for orientation, and our team can pull current listings, HOA documents, and lot-position data for any section on request.
KEEP LEARNING
These guides extend the research most Sierra Madre buyers do next — understanding the citywide Las Vegas market, the Mountains Edge master plan, and the buying process from offer to close — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the southwest-valley momentum actually is this year.
Read →COMMUNITY HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →LUXURY COMPARISON
How the valley's two major corridors compare — useful context for judging Sierra Madre's southwest-value position.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Sierra Madre is approximately 600 homes, we present ZIP 89178 area statistics as corridor benchmarks — never plan-only claims — and omit section-level medians that small samples cannot support. Follow any link below to verify a figure.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15