Nevada's #1 team for Mountains Edge Tuscano real estate. Search single-family homes in the Tuscano village — Tuscan-inspired architecture, trail access to Exploration Peak Park, and family-friendly streets in southwest Las Vegas.
ZIP 89178 MEDIAN LIST PRICE
$508K
LVR / GLVAR via Repliers, as of September 13, 2026
TUSCANO PRICE RANGE
$400K-$600K
Community plan data
MASTER PLAN
Mountains Edge
Clark County GIS
MEDIAN DAYS ON MARKET (89178)
26
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Tuscano at Mountains Edge offers Tuscan-inspired single-family homes priced $400K-$600K inside the Mountains Edge master plan (ZIP 89178) with a ZIP-area median list around $508,400 per Las Vegas REALTORS, a 35-day median market time, and Clark County demographics per the U.S. Census Bureau. The takeaways below unpack the key factors every buyer should weigh.
Last updated September 2026 · Sources: LVR, U.S. Census, Clark County
ZIP 89178 — the Mountains Edge area including Tuscano — carried active single-family listings in the $400K-$600K range in September 2026 according to Las Vegas REALTORS MLS data. The newest area listings appear below, refreshed daily, and every active listing in Tuscano and neighboring Mountains Edge villages is searchable in our live MLS portal.
PRICE DISTRIBUTION
Across ZIP 89178 (the Mountains Edge area including Tuscano), active listings concentrated in the $400K-$600K family-home tier in September 2026 per Las Vegas REALTORS MLS data. The price bands below show where competition actually concentrates — Tuscano sits squarely in the most active family-home segment of the southwest Las Vegas market.
Mountains Edge Tuscano listings break down by village section, home size, and price tier — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89178. Filter by beds, price, or lifestyle to match the right Tuscano or neighboring Mountains Edge village section.
Mountains Edge contains several residential villages, each with distinct architectural themes and park proximities. The cards below help you compare the main options and navigate to relevant search results.
Updated daily · 233 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, and home size — no spam, unsubscribe anytime. Well-priced Mountains Edge Tuscano homes move quickly; alert subscribers see new listings within hours of MLS entry, giving you the edge over buyers who check listings manually.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in Tuscano at Mountains Edge means Tuscan-styled streetscapes, neighborhood parks, and trail access to Exploration Peak Park — all within the Mountains Edge master plan. Clark County provides municipal services per the Clark County, with the 215 Beltway delivering 20-minute reach to the Strip and airport.
Tuscano is known for its Tuscan architectural identity — tile rooflines, warm stucco, and Mediterranean-influenced streetscapes — inside the Mountains Edge master plan. Residents prize the direct trail access to Exploration Peak Park and the 146-acre Mountains Edge Regional Park, along with the community's family-oriented character and production-home price points.
Families with school-age children, California relocators trading high state taxes for Nevada's zero rate, and buyers who want a single-family home with a yard and outdoor trail access at $400K-$600K in a master-planned southwest Las Vegas community.
Morning hikes on Exploration Peak, errands along Blue Diamond Road, afternoons at Mountains Edge Regional Park, and evenings with a short 215 drive to the Strip — all with tile-roofed streets and Tuscan-inspired surroundings outside your front door.
Tuscano at Mountains Edge sits in southwest Las Vegas (unincorporated Enterprise), ZIP 89178, within the Mountains Edge master plan. The community lies south of Blue Diamond Road, west of Durango Drive, with direct access to the 215 Beltway. Approximately 15 miles from the Las Vegas Strip.
Quick Answer
Yes — for families and California relocators who prioritize outdoor access, school quality, and single-family value. Tuscano at Mountains Edge pairs Tuscan-inspired production homes priced $400K-$600K with direct trail access to Exploration Peak Park and Mountains Edge Regional Park, CCSD schools rating 7-8/10 per GreatSchools, and 215 Beltway reach to the Strip in about 20 minutes. The trade-offs are real — no gate, a suburban commute, and summer heat — but for buyers prioritizing value and outdoor lifestyle, few southwest Las Vegas villages compete at this price.
Source: Clark County
According to the U.S. Census Bureau QuickFacts for Clark County, Clark County holds approximately 2.3 million residents with a median household income of $74,007. The Mountains Edge Tuscano community skews younger and family-oriented, reflecting the production-home market that attracted buyers from 2004 onward.
The Census does not break Mountains Edge Tuscano out as its own tabulated place, so Clark County figures serve as the statistical backdrop. Within the community, our closing data shows a mix of young families, dual-income professionals, and California relocators who chose southwest Las Vegas for school access, trail proximity, and the dramatic tax savings that come with Nevada residency.
Source: U.S. Census Bureau QuickFacts, Clark County · Updated
POPULATION & GROWTH
The Mountains Edge master plan was one of the fastest-growing communities in the Las Vegas Valley during the 2000s. Clark County added over 400,000 residents between 2010 and 2024 per U.S. Census estimates, and the southwest corridor including Enterprise continues to attract family buyers from California and other high-cost states.
Southwest Las Vegas and the Enterprise area have benefited disproportionately from Clark County growth — family buyers seeking master-planned communities, school access, and value relative to the urban core have consistently chosen Mountains Edge over the past two decades. Tuscano's resale market reflects that steady demand: low days on market and consistent price appreciation compared with older, less-amenitized suburban sections of the valley.
Sources: U.S. Census Bureau QuickFacts and Clark County Nevada. County-level figures shown because the Census does not tabulate Tuscano at Mountains Edge separately; projection reflects recent Clark County growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89178 trades against. Mountains Edge Tuscano runs at $400K-$600K with a 35-day median DOM for the ZIP, reflecting a competitive family-home market in southwest Las Vegas.
Median List Price
$510,000 ZIP 89178 benchmark, June 2026; Tuscano homes $400K-$600K
Source: Las Vegas REALTORS
Days on Market
35 median days across ZIP 89178; well-priced Tuscano homes often move in the first weekend
vs September 2025
Source: Las Vegas REALTORS
Market Character
Competitive family-home market; multiple offers common on move-in-ready listings under $550K
vs September 2025
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
MOVE-IN-READY INVENTORY
Market Competitiveness
ZIP 89178 runs at a 35-day median DOM per Las Vegas REALTORS data, reflecting a balanced-to-competitive family-home market. Move-in-ready Tuscano homes priced under $550,000 attract multiple buyers quickly; homes needing updates or priced above $600,000 take longer. Pre-approval and a clean offer are essential for buyers targeting well-positioned listings.
Tuscano at Mountains Edge is not a one-size-fits-all community — it is a family-production-home village with specific strengths. Six buyer profiles below match lifestyles to the Tuscano value proposition, followed by the honest pros and trade-offs our team walks every client through before a first showing.
Ready to explore homes in Tuscano at Mountains Edge? Our team knows every street, school zone, and park connection in the Mountains Edge master plan.
Start Your Home SearchVillage Comparison
A side-by-side comparison of Tuscano and its sibling Mountains Edge villages — architectural identity, lifestyle fit, and price — drawn from the master plan record and active-listing data via Las Vegas REALTORS. All villages share the master plan's trail and park infrastructure; distinctions are architectural style, lot configuration, and proximity to park entrances.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Tuscano | $400K-$600K | ~$220-$280 | ~35 | — | Tuscan architecture · Trail access |
| Sierra Madre | $420K-$620K | ~$225-$285 | ~35 | — | Spanish Colonial · Park proximity |
| Vista Verde | $430K-$630K | ~$230-$290 | ~33 | — | Contemporary · Green-belt living |
| Mountains Edge (all villages) | $400K-$650K | — | ~35 | — | Master plan overview · All styles |
Source: Las Vegas REALTORS MLS data plus the Mountains Edge community plan record, June 2026. All villages share trail access to Exploration Peak Park and Mountains Edge Regional Park.
Village Deep Dive
Submarket 1
The Tuscan-inspired village — tile rooflines, warm stucco, Mediterranean streetscapes — with the closest walking trail access to Exploration Peak Park. The architectural standout of the master plan for buyers who want visual identity with their production home.
Browse Tuscano homes →Submarket 2
Spanish Colonial architectural theme — arched entryways, terracotta accents — with strong proximity to Mountains Edge Regional Park. A close alternative to Tuscano for buyers who prefer Colonial over Mediterranean styling.
Browse Sierra Madre homes →Submarket 3
More contemporary home profiles with greenbelt-fronting lots — a quieter, lower-density feel within the master plan. Buyers prioritizing visual openness over architectural character often prefer Vista Verde.
Browse Vista Verde homes →Submarket 4
The full Mountains Edge master plan encompasses all villages, sharing the Exploration Peak and Regional Park trail network. Buyers open to any village should compare architecture, specific lot positions, and school bus routes before choosing.
Browse Mountains Edge (all villages) homes →Submarket 5
The signature outdoor feature of the Mountains Edge master plan: a 112-acre park culminating in a rocky summit with panoramic views of the Las Vegas Strip and the Spring Mountains. Tuscano's trail connections make it the closest village to the main Exploration Peak trailhead — a key differentiator for outdoor-lifestyle buyers.
Browse Exploration Peak Park — The Outdoor Anchor homes →STILL DECIDING?
BY ZIP CODE
ZIP 89178 covers the Mountains Edge master plan and surrounding southwest Las Vegas corridors, including Tuscano. The table below breaks the ZIP into its real segments, from entry production homes to newer construction near the Beltway, so you can calibrate which part of the market you are actually shopping.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89178 | Tuscano village — Tuscan-inspired production homes | $400K-$600K | ~$220-$280 | ~35 days | Variable — check live MLS | n/a |
| 89178 | Sierra Madre village — Spanish Colonial production homes | $420K-$620K | ~$225-$285 | ~35 days | — | n/a |
| 89178 | Vista Verde village — contemporary homes | $430K-$630K | ~$230-$290 | ~33 days | — | n/a |
| 89178 | Mountains Edge perimeter / newer Beltway-adjacent corridors | From $480K | — | — | — | n/a |
| 89178 | Full ZIP 89178 benchmark | $510,000 (list) | — | 35 | See live MLS | n/a |
Source: Las Vegas REALTORS MLS data plus NREG corridor analysis. Village-level $/SF and DOM are approximate. Boundaries per Clark County GIS.
Builders
Tuscano at Mountains Edge is a resale market — the village built out its production homes over the 2000s. However, several national builders operate within the broader southwest Las Vegas and Mountains Edge corridor, offering new construction at comparable price points within a 10-20 minute drive. Incentives change monthly — verify current offers before you write anything.
Family & Move-Up
Broadest new-build selection near the Mountains Edge price tier
Family
Value-oriented production homes in the Mountains Edge price range
Family & 55+ Active Adult
Active-adult and family options near the 215 Beltway corridor
Luxury & Move-Up
Premium step-up option for buyers ready to trade up from Tuscano pricing
Entry-Level & Family
Accessible new-build entry point in the Mountains Edge price band
Outdoor Recreation
Tuscano's outdoor story is one of the best in the production-home market: direct trail connections to Exploration Peak Park, the 146-acre Mountains Edge Regional Park, and Red Rock Canyon 15 minutes west. The Clark County park system and the Blue Diamond corridor maintain the trail network usable through 300 days of annual sunshine.
IN-COMMUNITY (trail connected)
The signature Mountains Edge landmark: a rocky summit hike with panoramic views of the Las Vegas Strip, Red Rock escarpment, and the Spring Mountains — accessible via the master plan trail network from Tuscano.
5 MIN
One of Clark County's largest neighborhood parks: baseball and soccer fields, basketball courts, a dog park, a splash pad, covered picnic areas, and 3+ miles of paved trails.
IN-COMMUNITY
The immediate neighborhood green space inside Tuscano — playgrounds, open lawn, and a walking path that connects to the Mountains Edge master plan trail grid.
ADJACENT
The scenic connector between Mountains Edge and Red Rock Canyon — a popular road cycling route that passes desert ranch land before climbing toward the conservation area.
15 MIN
The Mojave's crown jewel — the 13-mile scenic loop, world-class climbing walls, and 30+ named trails, managed by the Bureau of Land Management.
10 MIN
Additional southwest valley athletic fields, basketball courts, and open space for active families who exhaust the immediate Mountains Edge trail network.
20 MIN N
The larger Summerlin trail network is accessible by car for a longer weekend hike — extending the already strong outdoor options available within a short drive of Tuscano.
25 MIN N
The Aviators' home at Downtown Summerlin — an easy evening outing from Mountains Edge for baseball nights or weekend games with kids.
The Tuscano at Mountains Edge Lifestyle
Three outdoor moods within miles of home: a morning summit hike up Exploration Peak for Strip views, an afternoon at Mountains Edge Regional Park's 146 acres of fields and trails, and a 15-minute drive to Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management — all with a Tuscan streetscape outside your front door.
THIS WEEKEND'S OPEN HOUSES
Open houses in Tuscano at Mountains Edge are available on new listings, especially on weekends when multiple buyers compete. Set up instant alerts to be notified the moment a home opens for tours — or browse every active listing now and ask our agents to coordinate a private showing at your convenience.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Mountains Edge Tuscano sits within the Las Vegas metro, where, according to the U.S. Bureau of Labor Statistics, healthcare, logistics, technology, and construction have diversified the economy well beyond gaming. Tuscano residents commute via the 215 Beltway to the Strip, Henderson, and airport employment corridors in 20-25 minutes.
Sources: U.S. Bureau of Labor Statistics, Clark County Nevada. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Tuscano at Mountains Edge against other southwest Las Vegas options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Tuscano wins on outdoor access and tax value, Henderson on schools and safety, Summerlin on new construction — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Tuscano/Mtns Edge | Las Vegas | Henderson | Summerlin |
|---|---|---|---|---|
| Median List Price | $510K (ZIP 89178) | $476K | $548K | $728K |
| Tuscano Price Range | $400K-$600K | — | — | — |
| Days on Market | 35 (ZIP 89178) | 20 | 21 | 21 |
| State Income Tax | Zero | Zero | Zero | Zero |
| Property Tax Cap | 3% (NRS 361.471) | 3% | 3% | 3% |
| Trail Access | Exploration Peak + 146-ac Regional Park | Varies by area | Various | Summerlin 150+ mi trail system |
| New Construction | Resale only (Tuscano) | Moderate | Very High (Cadence, Inspirada) | Very High (Summerlin West) |
| Gated Security | No gate | Select enclaves | Select enclaves (MacDonald Highlands) | Select enclaves (The Ridges) |
| Best For | Outdoor access · Value · Family | Selection · Urban | Safety · Schools · Families | Luxury · Schools · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Tuscano at Mountains Edge figures reflect ZIP 89178 ZIP-area benchmarks. 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 is the commute backbone: it puts the Strip, Henderson, and Harry Reid Airport within 20-25 minutes of Tuscano, while Blue Diamond Road runs east-west through the area. Las Vegas commutes average about 25 minutes per U.S. Census ACS data — Tuscano hits that mark on most routes, though peak-hour Strip runs can stretch.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Tuscano at Mountains Edge purchases close in 30-45 days through a Nevada escrow company; cash offers close in 7-14 days. FHA loans take 35-45 days due to appraisal scheduling; VA loans run slightly longer. Order the HOA resale package early — dues, reserves, and CC&Rs need 5-10 days to review before you release contingencies.
Quick Answer
Most Tuscano at Mountains Edge buyers put down 3%-20%. At a $500,000 purchase: FHA buyers need $17,500 (3.5%), conventional buyers can start at $15,000 (3%), and 20% down ($100,000) eliminates PMI entirely. VA loans allow 0% for qualifying veterans — a significant advantage at this price point. Get pre-approved before your first tour: well-priced Tuscano homes attract multiple offers, and sellers favor buyers who come with a strong, lender-verified pre-approval letter already in hand.
Tuscano at Mountains Edge FAQ — 18 Answers
Homes in Tuscano at Mountains Edge typically list between $400,000 and $600,000, with a ZIP 89178 benchmark around $508,400 per Las Vegas REALTORS data. The village delivers single-family production homes with Tuscan-inspired architecture and direct trail access to Exploration Peak Park — competitive pricing for a master-planned southwest Las Vegas community.
Tuscano at Mountains Edge is known for its Tuscan-influenced streetscapes, tile rooflines, and warm exterior palettes woven into the Mountains Edge master plan grid. Residents value the community park network, immediate trail access to Exploration Peak Park, and a family-friendly atmosphere anchored by CCSD schools nearby. The 215 Beltway puts Henderson, the Strip, and the airport all within 20-30 minutes.
Yes — Tuscano is one of several residential villages within the Mountains Edge master plan in southwest Las Vegas (Enterprise area, ZIP 89178). Mountains Edge spans thousands of acres with community parks, regional trail connections, and multiple village sections, each with its own architectural theme. Tuscano delivers the master plan's park amenities and location advantages at production-builder pricing.
Property taxes in Tuscano at Mountains Edge run an effective rate of roughly 0.5%-0.7% of assessed value per the Clark County Assessor. Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471, so a $500,000 home carries approximately $2,500-$3,500 per year. That is dramatically lower than comparable suburban homes in California, which is why so many Mountains Edge buyers relocate from the Bay Area and Southern California.
Tuscano at Mountains Edge HOA fees typically run $50-$120 per month, covering community park maintenance, common-area landscaping, and access to the Mountains Edge master plan trail network and regional park amenities. Additional sub-association dues may apply depending on specific streets — confirm the exact figure in the resale package during escrow. The combined carrying cost is modest relative to comparable gated communities elsewhere in the Las Vegas Valley.
Tuscano at Mountains Edge is served by Clark County School District campuses that rate well by southwest valley standards. Carolyn S. Johnston Elementary (8/10), Ernest Becker Middle School (7/10), and Durango High School serve the area per GreatSchools ratings. Pinecrest Academy of Nevada also provides a well-regarded charter option. Verify current zoning for any specific address at ccsd.net before writing an offer.
Tuscano residents have direct access to one of the valley's best outdoor corridors: Mountains Edge Regional Park (146 acres of athletic fields, dog park, and trails), Exploration Peak Park (pinnacle hiking with Strip views), and the Mountains Edge master plan trail network threading the community together. Red Rock Canyon National Conservation Area is approximately 15 minutes west of the community, and the Blue Diamond corridor adds road cycling routes.
Homes in ZIP 89178 have been selling in a median of about 26 days from list to accepted offer per Las Vegas REALTORS MLS data, reflecting a competitive southwest Las Vegas market where move-in-ready production homes at $400K-$600K attract multiple buyers. Well-priced Tuscano listings in good condition often move quickly — buyers should be pre-approved and ready to act within the first weekend of a new listing appearing.
Tuscano itself is a resale market — the village built out its production homes over the 2000s. However, the broader Mountains Edge master plan and adjacent southwest Las Vegas corridors still have active new-construction communities nearby, and builders like Lennar and Richmond American operate within a 10-15 minute drive. Buyers wanting brand-new homes at similar price points should compare the active new-build options along Blue Diamond Road before committing to resale.
California's top state income tax rate is 13.3% per the California Franchise Tax Board — Nevada's is zero. A household earning $200,000 annually saves roughly $26,000 per year in state income taxes alone by relocating to Tuscano at Mountains Edge. Combined with Clark County's ~0.5%-0.7% effective property tax rate and the 3% annual cap under NRS 361.471, the total tax savings often fund the relocation itself within the first year.
Mountains Edge and the Tuscano village are among the newer, family-oriented sections of southwest Las Vegas (Enterprise), which consistently rank among the safer areas in the broader metro. The community is not guard-gated but benefits from low through-traffic, master-plan design, and active neighborhood engagement. Benchmark the surrounding area through FBI Uniform Crime Reporting data, and note that Tuscano's family demographics and production-home ownership rates support a stable, low-turnover neighborhood character.
Tuscano at Mountains Edge attracts long-term family renters and investor buyers given its price point and school access. Single-family rentals in ZIP 89178 typically lease at $2,000-$2,800 per month, supporting modest returns for landlords at current prices. Short-term rental viability should be verified against Clark County and Las Vegas municipal ordinances before purchasing as an investment. Owner-occupancy is the dominant tenure, which stabilizes the neighborhood and supports long-hold appreciation.
Four items matter most. First, confirm HOA dues and any sub-association fees for the specific street — ranges vary within Mountains Edge. Second, verify school zoning at ccsd.net since boundaries can shift. Third, budget for the southwest desert maintenance cycle: tile roofs and stucco hold up well but HVAC systems work hard through 105-degree summers. Fourth, get pre-approved before touring — call (702) 637-1759 and our agents will prepare the right comparable sales before your first visit.
Within the Mountains Edge master plan, Tuscano stands out for its Tuscan architectural identity — tile rooflines, warm earth-tone stucco, and Mediterranean-style landscaping — compared to more contemporary or traditional streetscapes in sibling villages like Sierra Madre and Vista Verde. All share the master plan's trail network and park system. Price points are broadly similar across villages at $400K-$600K, so the choice often comes down to architecture preference, lot size, and proximity to specific park entrances.
The 215 Beltway is the commute backbone for Tuscano residents, putting the Strip at roughly 20 minutes, the airport at 20-25 minutes, Henderson at 25 minutes, and Downtown Las Vegas at 30 minutes under normal traffic. Blue Diamond Road provides a direct east-west corridor. The southwest location means you drive away from the city center — commutes into the urban core are manageable but longer than more central neighborhoods at similar price points.
Most Tuscano at Mountains Edge buyers put down 3%-20%. At a $500,000 purchase, FHA buyers need roughly $17,500 (3.5%), conventional borrowers can start at $15,000 (3%), and buyers going 20% down pay $100,000 to eliminate PMI. VA loans allow 0% for eligible veterans — a significant advantage at this price point. Get pre-approved before touring; well-priced Tuscano homes routinely draw multiple offers and sellers favor buyers who can demonstrate financing strength from day one.
Tuscano at Mountains Edge HOA fees typically run $50-$120 per month depending on the specific street and any sub-association within the Mountains Edge master plan. Fees cover community park maintenance, common-area landscaping, and access to the master plan trail network. Always request the full resale package — current dues, reserve funding, and any special assessment history — early in escrow so your monthly carrying cost calculation is accurate before you remove contingencies.
Yes — call (702) 637-1759 or submit the form on this page. Our agents know the Mountains Edge master plan, current inventory in Tuscano and neighboring villages, and the southwest Las Vegas school and HOA landscape in detail. We handle virtual tours for out-of-state buyers, coordinate inspections, and manage the Clark County escrow timeline so nothing falls through. Nevada Real Estate Group has closed 9,600+ transactions valley-wide and holds the #1 real estate team ranking in Nevada.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight questions Mountains Edge Tuscano buyers most often search — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Mountains Edge master plan record.
No — Tuscano at Mountains Edge is a village within the Mountains Edge master plan in unincorporated Clark County (Enterprise area), approximately 15 miles southwest of Downtown Summerlin. Mountains Edge and Summerlin are distinct master plans; Mountains Edge sits south of Blue Diamond Road while Summerlin is north and west, closer to Red Rock Canyon's entrance.
Tuscano at Mountains Edge is in ZIP code 89178, which covers the Mountains Edge master plan and surrounding southwest Las Vegas / Enterprise corridors. The ZIP median list price ran around $508,400 in September 2026 per Las Vegas REALTORS data, with Tuscano village homes in the $400K-$600K range.
Yes — Mountains Edge consistently rates as one of the better family neighborhoods in the southwest Las Vegas Valley, with access to Exploration Peak Park, Mountains Edge Regional Park (146 acres), CCSD schools rating 7-8/10 per GreatSchools, and the 215 Beltway for regional connectivity. It is not guard-gated, but the master-plan design and owner-occupant demographics create a stable, family-friendly character.
Tuscano at Mountains Edge is approximately 15 miles from the Strip — plan about 20 minutes via the 215 Beltway under normal traffic. Harry Reid International Airport runs about 22 minutes east via the 215. The southwest location provides good Beltway access but means inbound commuting at peak hours can add time.
Exploration Peak Park offers a moderately challenging rocky summit hike within the Mountains Edge master plan, with panoramic views of the Las Vegas Strip, Spring Mountains, and Red Rock escarpment at the top. The park is free, accessible directly from the community trail network, and one of the most distinctive outdoor amenities in any southwest Las Vegas production-home neighborhood.
Yes — it is specifically well-suited for families. Carolyn S. Johnston Elementary rates 8/10 on GreatSchools, Pinecrest Academy offers a strong charter alternative nearby, and Mountains Edge Regional Park's 146 acres of fields, trails, and a splash pad support active family life year-round. Low through-traffic master-plan streets are an additional safety benefit for kids.
Tuscano at Mountains Edge was developed by national and regional production builders during the mid-2000s, including Lennar and other builders active in the Mountains Edge master plan. Today Tuscano is a resale-only market — no new construction is available within the village. Buyers wanting new construction at similar prices should look at active builder communities within the broader southwest Las Vegas corridor.
Always verify school zoning for the specific address at ccsd.net before writing an offer — boundaries can shift between school years. Our agents also cross-reference addresses against current CCSD boundary maps as part of the buyer consultation. Do not rely on neighbors or listing agents for zoning confirmation; the CCSD website is the authoritative source.
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 buyers and sellers across southwest Las Vegas — including the Mountains Edge master plan and Tuscano village — with 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 Tuscano at Mountains Edge with neighboring master plans and nearby cities across southwest Las Vegas. Each card pairs the commute time with price positioning, so you can judge whether trading Tuscano's outdoor proximity for a different lifestyle actually buys you more at a similar price.
More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A-Z INDEX
The entries below index the Mountains Edge master plan villages and key southwest Las Vegas communities alphabetically. Each linked slug is a live route on this site with full market data, school information, and community detail — browse them before narrowing your final search to Tuscano or an adjacent village.
KEEP LEARNING
These guides extend the research most Mountains Edge buyers do next — understanding the broader Las Vegas market, weighing southwest versus Henderson pricing, and mapping the buying process — 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 valley's 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 →HENDERSON COMPARISON
How Henderson compares to southwest Las Vegas on schools, safety, and price — useful context for buyers weighing both sides of the valley.
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. Tuscano at Mountains Edge is part of the Mountains Edge master plan in Clark County; we use ZIP 89178 data as the closest liquid benchmark and label it accordingly.
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).
Updated: September 2026 · Next update: September 15