Silver Hills at Mountains Edge -- Homes For Sale

Yes -- Silver Hills is a single-family neighborhood inside Mountains Edge, the 3,500-acre master-planned community in the southwestern Las Vegas Valley (ZIP 89178), developed primarily by Focus Property Group from 2004 through 2010. Buying in Silver Hills means full access to the master plan's 100-plus-acre park system, the Exploration Peak Park summit trail, connected bike and walking paths, and community recreation facilities. Evaluate both the home and the Mountains Edge amenity package it unlocks when comparing this area to other southwest valley options.

HOA dues in Silver Hills typically run $60 to $150 per month, reflecting a two-layer structure: the Mountains Edge master association assessment plus the Silver Hills sub-association fee. Those combined dues fund the 100-plus-acre park system, trail network, community landscaping, and shared facilities -- strong value relative to many Las Vegas master plans where dues run $200-plus for comparable amenities. Always pull the current assessment schedule and HOA resale package during escrow, since sub-association dues can vary by phase and are subject to annual adjustment.

Mountains Edge delivers more than 100 acres of parks accessible from Silver Hills. The flagship is Exploration Peak Park at 9700 S Buffalo Drive -- 30 acres with a distinctive summit trail, amphitheater, playground, sports courts, and valley panoramas that reward the climb. Mountains Edge Regional Park adds walking trails, sports fields, a dog park, and picnic areas. Miles of connected trail links weave Silver Hills to these parks without touching an arterial road, and the system grows: additional green corridors are planned through the remaining undeveloped parcels in the southwest corner of the plan.

Homes sold across the 89178 ZIP area in June 2026 took a median of about 33 days from list to accepted offer per NREG’s analysis of Las Vegas REALTORS MLS data, on a base of 198 active listings. Well-priced three- and four-bedroom homes in good condition typically draw offers within the first two weekends; homes that need cosmetic updates or carry above-market pricing sit longer. The southwest valley's family buyer pool is deep and price-sensitive -- strategy matters more here than in tighter submarkets.

Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5 to 0.7 percent of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.4723. On a $513,000 ZIP-area-median purchase, plan roughly $2,570 to $3,100 per year in property taxes. 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.

Clark County School District serves Silver Hills; the primary zoned campuses are Wright Elementary (K-5, 7/10 GreatSchools), Faiss Middle School (6-8, 6/10), and Sierra Vista High School (9-12, 6/10). Charter options nearby include Doral Academy of Nevada and Pinecrest Academy, both rated 8/10 on GreatSchools. Private choices include Bishop Gorman High School, Mountain View Christian School, and Faith Lutheran Middle and High School. Attendance boundaries can shift as the southwest valley continues adding residents, so confirm current zoning for any specific address directly with CCSD before you offer.

Silver Hills sits about 25 minutes from the Las Vegas Strip via I-15 North from the Blue Diamond Road interchange. Harry Reid International Airport runs roughly 20 minutes via the I-215/I-15 corridor, Henderson about 15 minutes east on I-215, and Summerlin around 30 minutes northwest. The southwestern location trades a slightly longer Strip commute for genuine mountain views and 100-plus acres of parks -- test the actual drive at your commute hour before deciding, as I-15 southbound toward the airport can stack at peak times.

Silver Hills delivers competitive cost of living for the southwestern Las Vegas Valley. The $513,000 ZIP-area median list price is modestly above the Las Vegas citywide $476K median, but HOA dues of $60 to $150 per month are reasonable for the amenity package included. Nevada's zero state income tax and a property-tax effective rate of roughly 0.5 to 0.7 percent make monthly ownership costs substantially lower than comparable California suburbs. Blue Diamond Road and the I-215 corridor put grocery, dining, and retail options within five to ten minutes of Silver Hills streets.

Mountains Edge is one of the most amenity-rich master plans in the southwest Las Vegas Valley. Exploration Peak Park's 30-acre campus with its summit trail and amphitheater is the marquee attraction, while Mountains Edge Regional Park adds sports fields, a dog park, and walking paths. Trails connect neighborhoods to parks without crossing arterials. Blue Diamond Road's retail corridor -- with grocery, dining, and services -- sits minutes from Silver Hills, and the I-215 beltway puts Henderson's Galleria and the airport within 15 to 20 minutes.

Silver Hills itself was built out between 2004 and 2010 -- the homes are established resale rather than new construction. The broader Mountains Edge master plan still has active building in select parcels along its southwestern edge, and Focus Property Group and other builders have released new phases in neighboring southwest Las Vegas communities in recent years. Buyers who want new-construction warranties with Mountains Edge proximity should ask our team about current release schedules in the southwest 89178 corridor, which changes quarterly.

The difference is substantial. California's top marginal income-tax rate is 13.3 percent per the Franchise Tax Board -- Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone by relocating to Silver Hills. Add Nevada's property-tax cap of 3 percent annual growth on a primary residence under NRS 361.4723, and the long-run carrying-cost gap versus a comparable California suburb widens further every year. That tax math is the single most common driver of California-to-southwest-Las-Vegas relocation decisions.

Single-family homes in the 89178 ZIP area typically rent for about $2,100 to $2,800 per month (a rough NREG estimate; check current lease listings), with three-bedroom floor plans in good condition at the stronger end of the range. Owner-occupancy in Mountains Edge runs above average for the southwest valley -- the record puts homeownership near 72 percent -- which keeps rental vacancy low and tenant quality high. Short-term rental regulations in the City of Las Vegas are strict; investors should verify current ordinance requirements before underwriting any nightly-income strategy for a Silver Hills property.

Four factors move real money in Silver Hills. First, HOA layers: verify both the master-association and sub-association dues, reserves, and CC&Rs in escrow -- the combined $60 to $150 monthly range has variation by phase. Second, age of systems: 2004-2010 construction means HVAC units, water heaters, and roofing are approaching or past their service midpoints -- budget inspection time accordingly. Third, school zones: boundaries shift as the southwest valley grows, so CCSD verification for the exact parcel is non-negotiable. Fourth, lot position matters: trail-backing lots command premiums; mountain-view premiums depend on the angle from the specific street.

Most Silver Hills buyers put down 5 to 20 percent. Conventional loans start at 3 percent down for qualified buyers; FHA allows 3.5 percent and fits most of the $300K to $500K price range without jumbo financing. VA loans allow zero down for eligible veterans, and the southwest valley has a significant active-duty and veteran buyer pool. On the $513,000 ZIP-area median, plan roughly $25,700 at 5 percent to $102,600 at 20 percent. Jumbo financing only enters the picture at the upper end of the range for well-appointed five-bedroom floor plans.

Silver Hills carries a two-layer HOA structure: the Mountains Edge master-association assessment plus the Silver Hills sub-association fee. Combined, dues typically run $60 to $150 per month, covering the 100-plus-acre park system, trails, and shared facilities. There is meaningful variation by phase -- some sections run closer to $60, others near $150 -- so always pull the full resale package, including dues, reserves, and any pending special assessments, during your inspection period.

Yes -- call (702) 637-1759 or start your search online. Our team has represented buyers and sellers throughout Mountains Edge and knows Silver Hills floor plans, lot premiums, trail-backing streets, and the two-layer HOA document process. We run virtual tours for out-of-state buyers and can coordinate the full escrow from pre-approval through closing without requiring multiple flights to Las Vegas.