Nevada's #1 team for Silver Hills real estate. Search Mountains Edge single-family homes -- 2004-2010 construction, 100+ acres of parks, Exploration Peak trail, and live MLS data for ZIP 89178.
MEDIAN LIST PRICE (ZIP AREA 89178)
$509K
LVR / GLVAR via Repliers, as of September 14, 2026
MASTER PLAN ACREAGE
3,500
Mountains Edge community records
BUILT
2004-2010
Focus Property Group
DAYS ON MARKET
26
LVR / GLVAR via Repliers, as of September 14, 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
Silver Hills is a single-family neighborhood inside Mountains Edge -- a 3,500-acre master plan built 2004-2010 by Focus Property Group, served by the City of Las Vegas. The 89178 ZIP area shows a $509,000 median list price and 32-day pace per Las Vegas REALTORS, with 198 active listings and entry homes from $300K.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
The 89178 ZIP area carried 198 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning $300K entry homes to $500K+ upgraded floor plans in Mountains Edge. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Median list price across the 89178 ZIP area sits at $509,000 per Las Vegas REALTORS September 2026 MLS data. Silver Hills homes price between $300K and $500K, but the broader ZIP includes southwest Las Vegas listings above and below that band. The price-band breakdown below reflects the 198 active listings across the corridor.
The 89178 ZIP area's 198 active listings break down by property type, price, and lifestyle fit -- covering entry single-family homes near $300K through upgraded four-bedroom floor plans toward $500K. Each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89178.
Silver Hills is one of several Focus Property Group neighborhoods inside Mountains Edge. Each card links to the most relevant hub or live search so you can compare inventory, price positioning, and lifestyle fit across the master plan.
Updated daily · 230 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by neighborhood, price, beds, and trail access -- no spam, unsubscribe anytime. Well-priced homes in Mountains Edge with Exploration Peak views routinely go under contract within the first two weekends per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
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
Silver Hills is a Focus Property Group neighborhood inside the 3,500-acre Mountains Edge master plan, with 100-plus park acres, Exploration Peak trail access, and HOA-maintained streets. City of Las Vegas services and zero Nevada state income tax stretch every relocating household's budget beyond what the $494K median suggests.
Silver Hills is known as an accessible Mountains Edge neighborhood -- 2004-2010 single-family construction with desert-contemporary design, Spring Mountain views, and direct access to Exploration Peak Park's summit trail and the master plan's 100-plus-acre park system.
It fits families seeking newer construction between $300K and $500K, professionals who value the I-215 corridor's commute flexibility, investors drawn to the area's 72 percent homeownership rate and steady rents, and California relocators who want mountain views without a luxury price tag.
Mornings begin on Exploration Peak's summit trail or the connected bike paths threading the master plan; Blue Diamond Road handles most errands -- grocery, dining, and services -- without touching a freeway; and the I-215 beltway puts Henderson and the airport within 15 to 20 minutes.
Silver Hills sits inside the Mountains Edge master plan in the southwestern Las Vegas Valley, west of the I-15 corridor and south of Blue Diamond Road. ZIP 89178. Roughly 14 miles from the Strip, 20 minutes to Harry Reid International Airport.
Quick Answer
Yes -- by southwest Las Vegas measures, it is one of the best value-for-construction-quality neighborhoods in the 89178 ZIP. Silver Hills pairs 2004-2010 single-family homes, genuine Spring Mountain views, and 100-plus acres of parks with a combined HOA of $60 to $150 per month and a ZIP-area median list of $494,450. The honest trade-offs: zoned schools rate 6-7/10 on GreatSchools (charter alternatives rate 8/10), and the Strip commute runs 25 minutes rather than the 20 minutes midvalley addresses offer. Nevada's zero state income tax makes every calculation look better than the sticker suggests.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts for Las Vegas city -- the municipality that contains Mountains Edge -- the parent city holds 656,274 residents with a median household income of $66,820. Community records put homeownership inside Mountains Edge near 72 percent, with a median resident age around 34.
The Census does not break Silver Hills out as its own place, so the figures below are Las Vegas citywide -- presented honestly as the statistical backdrop. Inside Mountains Edge, our closing data shows a blend of young families drawn by the newer construction and park system, California relocators attracted by the value-per-square-foot equation, and working professionals who commute via the I-215 corridor to Henderson, the airport employment cluster, and the Strip hospitality jobs.
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Silver Hills is not separately tabulated); community homeownership figure from community records · Updated
POPULATION & GROWTH
Mountains Edge was developed primarily between 2004 and 2010, so the plan's residential stock is largely set -- but its parent city, Las Vegas, has added population steadily, and the southwest valley's I-215 corridor continues attracting new retail and employment that supports neighborhood demand. Clark County as a whole has added roughly 230,000 residents since 2010 per U.S. Census counts.
Inside Mountains Edge, growth means competition for the existing stock rather than new supply from Silver Hills itself -- the neighborhood built out between 2004 and 2010. That dynamic supports long-run price stability: each new household entering the southwest valley adds demand to a finished neighborhood without diluting it with competing inventory.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Silver Hills or Mountains Edge separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for the 89178 ZIP area (Mountains Edge and surrounding southwest Las Vegas neighborhoods) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89178 is broader than Silver Hills itself; monthly points are NREG-modeled values anchored to the probed medians -- read the level and the pace, not single-month wiggles.
Median Sold Price
$462K-$485K monthly band; $482,500 median over recent closings
vs September 2025
Source: Las Vegas REALTORS
Days on Market
30-39 day monthly range; 32 median over recent closings
vs September 2025
Source: Las Vegas REALTORS
Active Inventory
198 active listings in June 2026 -- a balanced family-buyer market
Source: Las Vegas REALTORS
The long view: Silver Hills at Mountains Edge's median sold price rose 78% between 2015 ($225,000) and 2021 ($400,000), across 6,314 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE MARKET
Market Competitiveness
The 89178 ZIP area is a balanced-to-moderate market -- 32 median days on market and 198 active listings in September 2026 per Las Vegas REALTORS data. Well-priced homes in good condition with mountain views draw offers within the first two weekends; homes needing cosmetic updates or priced above recent comps give buyers room to negotiate.
Silver Hills is a value-oriented Mountains Edge neighborhood -- 2004-2010 single-family construction with mountain views between $300K and $500K, matched to specific buyer types more than others. Six profiles below match lifestyles to the best-fit corners of the community and the broader 89178 market, followed by the honest pros and trade-offs our team walks every client through before they commit.
Ready to explore homes in Silver Hills at Mountains Edge? Our team knows every floor plan, lot premium, and trail-access street in the community.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of Mountains Edge's most-searched neighborhoods -- indicative price, dollars per square foot, days on market, and lifestyle fit -- using ZIP 89178 listing data via Las Vegas REALTORS. Per-neighborhood figures are NREG-modeled slices of the ZIP-area market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Silver Hills | ~$470,000 | ~$248 | 32 | ~60 | Single-Family · Entry Value |
| Arlington Ranch at Mountains Edge | ~$480,000 | ~$252 | 32 | ~65 | Single-Family · Views |
| Mountains Edge (broader plan) | ~$494,450 | ~$252 | 32 | ~198 | Full plan overview |
| Rhodes Ranch | ~$525,000 | ~$260 | 28 | ~80 | Guard-gated golf |
| Spring Valley | ~$450,000 | ~$240 | 28 | ~90 | Established value |
| Henderson (nearby city) | ~$548,000 | ~$280 | 21 | ~2,460 | Schools · Safety |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89178) -- per-neighborhood medians are NREG-modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
Submarket 1
A core Focus Property Group neighborhood inside Mountains Edge -- 2004-2010 single-family homes with mountain views, HOA dues of $60-$150/mo, and direct trail access to Exploration Peak Park.
Browse Silver Hills homes →Submarket 2
A sister neighborhood to Silver Hills inside the same master plan -- comparable build years, similar price band, and the same park and trail access. Distinguish by specific lot position and sub-association dues.
Browse Arlington Ranch at Mountains Edge homes →Submarket 3
The full 3,500-acre master plan including all Focus Property Group neighborhoods -- 100-plus park acres, Exploration Peak, and the connected trail network shared by every section.
Browse Mountains Edge (broader plan) homes →Submarket 4
The southwest valley's guard-gated golf alternative -- a Ted Robinson-designed public course inside a gated community, priced modestly above Mountains Edge for the entry and security.
Browse Rhodes Ranch homes →Submarket 5
An older southwest Las Vegas corridor with established streets, lower entry prices, and quicker Strip access -- for buyers who want urban proximity over mountain views and parks.
Browse Spring Valley homes →Submarket 6
The adjacent city with the valley's deepest master-plan selection -- faster market pace, stronger school ratings in top plans, and citywide Henderson services for buyers willing to pay a modest premium.
Browse Henderson (nearby city) homes →Submarket 7
The amenity engine Mountains Edge residents use daily: Exploration Peak's 30-acre summit-trail park, the connected corridor linking every neighborhood to every park without crossing an arterial, and Mountains Edge Regional Park's sports and dog-park campus. Owning anywhere in the plan puts all of this within a short trail ride.
Browse Exploration Peak Park & Trail Network homes →STILL DECIDING?
BY ZIP CODE
Mountains Edge and surrounding southwest Las Vegas neighborhoods share ZIP 89178. The table below splits the ZIP into two corridor slices: north-facing streets near Blue Diamond Road trade in the low-to-mid $470Ks, while south and west lots with stronger mountain-view premiums reach toward $515K per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89178 | Mountains Edge north -- Blue Diamond Rd-adjacent corridors | ~$470K | ~$248 | 31 | ~100 | n/a* |
| 89178 | Mountains Edge south/west -- view lots · Exploration Peak corridor | ~$515K | ~$258 | 34 | ~98 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports a single $494,450 median across ZIP 89178 (198 actives) -- the north/south corridor splits shown are NREG-modeled. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Silver Hills was built out between 2004 and 2010 -- all homes are established resale. The broader southwest Las Vegas corridor has active builder communities within 10 to 20 minutes, and Mountains Edge is releasing select parcels. Verify release schedules and incentives before you write anything; offerings change quarterly.
First-Time & Family
High-volume builder active in the 89178 corridor
Family & Mid-Market
Competing price point to Silver Hills resale
Personalized First-Time & Family
Design-studio customization in the entry-mid tier
Family & Active Adult
Quality production builder in the region
Family
Value-oriented family construction nearby
Outdoor Recreation
Mountains Edge delivers 100-plus park acres and miles of connected trail from Silver Hills doorsteps. The City of Las Vegas maintains Exploration Peak Park and Mountains Edge Regional Park; Red Rock Canyon National Conservation Area adds world-class climbing and desert hiking 15 minutes northwest.
IN-COMMUNITY
The master plan's marquee outdoor asset -- a 30-acre park at 9700 S Buffalo Drive with a distinctive summit trail delivering panoramic Spring Mountain and valley views, plus amphitheater, sports courts, and picnic areas.
IN-COMMUNITY
The master plan's workhorse recreation campus -- sports fields, a dog park, walking and biking paths, playgrounds, and picnic shelters spread across more than 100 acres connected to the neighborhood trail network.
IN-COMMUNITY
Miles of paved trails weave through the 3,500-acre master plan without forcing walkers and cyclists onto arterial roads -- linking Silver Hills to every park in the plan and onward to trailhead access.
15 MIN
World-class sandstone climbing and desert hiking 15 minutes northwest -- the Calico Hills, the 13-mile scenic loop, and 30-plus miles of hiking trails that make the Spring Mountains a genuine outdoor recreation destination.
20 MIN
Higher-elevation pine forests, Charleston Peak at 11,918 feet, and Lee Canyon ski resort -- genuine four-season recreation a 20-minute drive from Silver Hills streets.
5 MIN
Blue Diamond Road's retail strip handles most daily errands without touching the freeway -- grocery, pharmacy, restaurants, fitness, and services within five minutes of Silver Hills.
20 MIN
Las Vegas's largest park -- a 322-acre campus with a lake, remote-control aircraft field, multiple sports courts, and Las Vegas Valley's biggest public lakeside recreation footprint.
25 MIN
A less-visited national conservation area south of Henderson with Native American petroglyphs, desert washes, and quiet single-track hiking for families who want to escape the crowds at Red Rock.
The Silver Hills Lifestyle
Three everyday moods within minutes of each other: a morning summit hike at Exploration Peak, a trail loop through the master plan connecting back to Blue Diamond Road for coffee, and an afternoon drive to Red Rock Canyon -- with City of Las Vegas parks per the City of Las Vegas threading the whole plan together.
THIS WEEKEND'S OPEN HOUSES
Yes -- 198 active listings across ZIP 89178 mean most weekends carry open houses from entry three-bedroom homes through upgraded four- and five-bedroom floor plans with mountain views. Well-priced homes near the $482,500 sold median often go under contract within two weekends. Set up alerts, browse listings, or call (702) 637-1759 for a custom tour route.
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
Henderson’s economy is anchored by healthcare, gaming/hospitality, advanced manufacturing, and a growing tech sector. According to the U.S. Bureau of Labor Statistics, unemployment runs below the U.S. average, and median wages have grown 5.8% YoY. Major employers — St. Rose Dominican, Sunrun, and Cashman Equipment — anchor a job base that no longer depends on the Strip.
Sources: U.S. Bureau of Labor Statistics, City of Henderson Economic Development. Last updated June 2026.
CITY COMPARISON
This comparison contains June 2026 figures and is not a current property-level assessment. Verify market figures before relying on them, and confirm school assignments for the exact address. The historical source list includes the U.S. Census, and FBI UCR.
| Metric | Henderson | Summerlin | Las Vegas | North Las Vegas |
|---|---|---|---|---|
| Median List Price | $548K | $728K | $476K | $430K |
| Price / Sq Ft | $274 | $342 | $276 | $227 |
| Days on Market | 21 | 21 | 20 | 17 |
| Population | 331,857 | 100,000 | 656,274 | 291,143 |
| Median Household Income | $88,654 | $95,200 | $66,820 | $72,415 |
| Walk Score | 36 | 32 | 42 | 30 |
| New Construction Activity | Very High | High | Moderate | Very High |
| Best For | Families · Retirees · Luxury | Luxury · Families | Investors · Urban | First-time buyers · Value |
Sources: LVR, U.S. Census, GreatSchools, Walk Score, FBI UCR. 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
Henderson's I-215 Beltway and direct I-15 access put the entire Las Vegas Valley within 15-30 minutes. Most workers drive — Henderson is master-planned, car-dependent, and built around quick freeway access. Mean commute time runs about 26 minutes per U.S. Census ACS data, shorter than the big-metro averages most relocators leave behind.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Henderson home purchases close in 30 to 45 days — cash offers can close in as little as 7-14 days, while financed purchases (conventional, FHA, VA) typically take 30-45 days from accepted offer to keys-in-hand. New construction closings range from 60 days (move-in ready) to 6-12 months (build-to-order). The biggest delays are appraisal turnaround (5-10 days) and underwriting conditions.
Quick Answer
Most Henderson buyers put down 3% to 20% — FHA loans allow as low as 3.5% with a 580 credit score, conventional loans start at 3% for first-time buyers, and VA loans require 0% down for eligible veterans. On a $548K Henderson median-priced home, that's roughly $16,440 (3%) to $109,600 (20%). Buyers using less than 20% should budget for monthly PMI of $150-$400.
Silver Hills at Mountains Edge FAQ — 18 Answers
The 89178 ZIP area -- covering Mountains Edge and the southwest Las Vegas corridor -- showed a $509,000 median list and $482,500 median sold in September 2026 per Las Vegas REALTORS. Silver Hills homes trade $300K to $500K, with pricing driven by floor plan, lot size, mountain-view premiums, and condition of the 2004-2010 construction stock.
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 September 2026 took a median of about 26 days from list to accepted offer per Las Vegas REALTORS MLS statistics, 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 361.471. On a $509,000 ZIP-area-median purchase, plan roughly $2,500 to $3,100 per year in property taxes. One important note for Silver Hills buyers: homes held by long-term owners often carry abated tax bills -- verify the post-sale assessed-value reset with the Clark County Assessor before finalizing your ownership budget.
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, inside Mountains Edge, falls under Las Vegas Metropolitan Police Department (LVMPD) jurisdiction and is among the safer suburban sections of the southwestern Las Vegas Valley. The community's 2004-2010 construction era means planned streets without through-traffic cut-throughs, neighborhood-watch engagement built into the HOA structure, and owner-heavy demographics that correlate with lower incident rates. As with all Las Vegas area communities, street-level data should be checked via LVMPD's public crime mapping tool for the specific blocks around any home you are considering.
Silver Hills delivers competitive cost of living for the southwestern Las Vegas Valley. The $509,000 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 361.471, 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 per Las Vegas REALTORS rental-market tracking, 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 $509,000 ZIP-area median, plan roughly $24,700 at 5 percent to $98,890 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.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
Beyond the core questions above, these are the eight queries Henderson buyers actually type into Google and AI assistants — answered in two to three sentences each, with specifics you can verify: populations from the U.S. Census, prices from Las Vegas REALTORS MLS data, and commute times from valley roadway maps.
Yes. Henderson's median list price ($548K) runs roughly 18% above Las Vegas city proper ($465K). The premium reflects newer construction, larger master-planned homes, and stronger school ratings.
MacDonald Highlands and Ascaya are home to several pro athletes, entertainers, and entrepreneurs. Public records include Bryce Harper, Holly Madison, and various Vegas Golden Knights players.
15 minutes to Harry Reid International (LAS) from most Henderson neighborhoods. Closer than the Strip in many cases.
No. Henderson is a separate, incorporated city in Clark County, NV. It shares borders with Las Vegas but has its own mayor, council, police, and city services.
331,857 (2024 ACS estimate). It is the 2nd-largest city in Nevada after Las Vegas and one of the fastest-growing cities in the U.S.
Among the best in the Southwest. Top-rated schools, low crime, 76 city parks, 300+ miles of trails, master-planned family communities (Inspirada, Cadence, Green Valley Ranch), and a median family income well above the national average.
Henderson is approximately 30-40% cheaper than Los Angeles overall. Housing is 50%+ cheaper, no state income tax, lower property tax. Utilities and groceries roughly comparable.
Yes — 7+ guard-gated communities including MacDonald Highlands, Ascaya, Anthem Country Club, Seven Hills, SouthShore (Lake Las Vegas), Roma Hills, and Tuscany.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 -- including Mountains Edge floor plans, lot-premium positioning, and two-layer HOA navigation. Our agents know which Silver Hills streets carry Exploration Peak view premiums and which phases run lighter dues. That depth is why Nevada Real Estate Group ranks #1 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.
Explore Nearby Communities
Compare Henderson with neighboring cities and master-planned communities across the Las Vegas Valley. Each card pairs the commute time to Henderson with the community's price positioning, so you can judge whether crossing the valley 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.
Every Henderson Neighborhood
60+ neighborhoods, subdivisions, and master-planned communities within and around Henderson. Every entry links to a dedicated page with current listings, price ranges, and HOA details — if you've heard a Henderson neighborhood name, it's indexed here alphabetically, from Anthem to Whitney Ranch.
KEEP LEARNING
These guides extend the research most Silver Hills buyers do next — the Mountains Edge master plan it sits within and the wider Southwest Las Vegas market — each written by our team from the same MLS data and primary sources used throughout this page.
MASTER PLAN GUIDE
The full Mountains Edge master plan in Southwest Las Vegas — villages, parks, schools, and where each buyer type fits.
Read →COMMUNITY GUIDE
The Mountains Edge community hub — trails, Exploration Peak, and the newer Southwest Las Vegas homes around it.
Read →CITY HUB
Citywide market data, every Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Valley-wide pricing, inventory, rates, and where the market is heading this year.
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. The organizations below — from the U.S. Census Bureau to Las Vegas REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
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: October 15