Nevada's #1 team for Pyrenees at Mountain Pass real estate. Search guard-gated single-family homes — elevated lots, Spring Mountain views, 2000s construction, and live MLS data for ZIP 89178.
MEDIAN LIST PRICE (ZIP AREA 89178)
$508K
LVR / GLVAR via Repliers, as of September 13, 2026
COMMUNITY TYPE
Guard-Gated
Mountain Pass community records
BUILT
2000s
Community records
DAYS ON MARKET
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
Pyrenees at Mountain Pass is a guard-gated single-family community on elevated Mountain Pass lots in southwest Las Vegas, served by the City of Las Vegas. The 89178 ZIP area shows a $508,400 median list price and 34-day pace per Las Vegas REALTORS, with guard-gated homes trading $480K to $800K with Spring Mountain views.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
The 89178 ZIP area carries active listings across the Mountain Pass enclave and surrounding southwest Las Vegas corridor according to Las Vegas REALTORS MLS data, spanning $480K entry guard-gated homes through $800K elevated-lot floor plans at Pyrenees. 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 $508,400 per Las Vegas REALTORS September 2026 MLS data. Pyrenees at Mountain Pass homes price between $480K and $800K, with the bulk of inventory in the $480K to $650K band. Elevated lots with clear Spring Mountain panoramas carry premiums toward the $700K to $800K range.
The 89178 ZIP area's active listings break down by property type, price, and lifestyle fit — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89178. Guard-gated single-family homes, elevated lots, and move-up floor plans all appear in the directory below.
Pyrenees at Mountain Pass is one of several guard-gated and master-planned communities in the southwest Las Vegas Valley. Each card links to the most relevant hub or live search so you can compare inventory, price positioning, and lifestyle fit.
Updated daily · 233 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, guard-gate filter, and mountain-view preference — no spam, unsubscribe anytime. Well-priced guard-gated homes in the Mountain Pass enclave routinely go under contract within two to three weekends per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS.
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
Pyrenees at Mountain Pass is a guard-gated single-family community on elevated lots in the Mountain Pass enclave of southwest Las Vegas, with Spring Mountain views, 2000s construction, and HOA-maintained streets. City of Las Vegas services and zero Nevada state income tax stretch every relocating household's budget well beyond what the $520K ZIP-area median suggests.
Pyrenees at Mountain Pass is known as a guard-gated enclave in the Mountain Pass section of southwest Las Vegas — 2000s single-family construction on elevated lots with Spring Mountain views, a staffed gate, and a more private community character than the open Mountains Edge neighborhoods that border it to the north.
It fits move-up families seeking guard-gate security between $480K and $800K, professionals who value the I-215 corridor's commute flexibility, California relocators who want gated living without a luxury price tag, and investors drawn by the area's high owner-occupancy and steady rental demand.
Mornings begin with views of the Spring Mountains from an elevated lot; Blue Diamond Road handles most errands — grocery, dining, and services — without touching a freeway; Exploration Peak Park's summit trail is a short drive; and the I-215 beltway puts Henderson and the airport within 15 to 20 minutes.
Pyrenees at Mountain Pass sits in the Mountain Pass enclave of the southwestern Las Vegas Valley, adjacent to Mountains Edge, 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 guard-gated community measures, Pyrenees at Mountain Pass delivers an exceptional combination of privacy, elevated lot views, and value. The guard gate eliminates cut-through traffic, 2000s construction offers solid bones, and Spring Mountain panoramas come without paying Summerlin guard-gate premiums above $900K. The honest trade-offs: zoned schools rate 6-7/10 on GreatSchools (charter alternatives rate 8/10), and the Strip commute runs 25 minutes. 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 the Mountain Pass enclave — the parent city holds 656,274 residents with a median household income of $66,820. Guard-gated communities in this corridor skew above median income, with homeownership typically above 75 percent.
The Census does not break Pyrenees at Mountain Pass out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside guard-gated Mountain Pass communities, our closing data shows a blend of move-up families drawn by the gate and view combination, California relocators attracted by the value-per-square-foot equation, and professionals who commute via the I-215 corridor to Henderson, the airport employment cluster, and the Strip.
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Pyrenees at Mountain Pass is not separately tabulated); guard-gated homeownership figure from community records · Updated
POPULATION & GROWTH
The Mountain Pass enclave'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 the Mountain Pass enclave, growth means competition for the existing guard-gated stock rather than new supply from Pyrenees itself. That dynamic supports long-run price stability: each new household entering the southwest valley adds demand to a finished guard-gated community 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 Pyrenees at Mountain Pass or Mountain Pass enclave separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median list price, days on market, and monthly closings for the 89178 ZIP area (Mountain Pass enclave and surrounding southwest Las Vegas neighborhoods) from Las Vegas REALTORS MLS data. Note that ZIP 89178 is broader than Pyrenees at Mountain Pass itself — read the trend level and the overall pace, not single-month wiggles.
Median List Price
$490K–$520K monthly band; $520,000 median in June 2026
Source: Las Vegas REALTORS
Days on Market
32–42 day monthly range; 34 median in June 2026
Source: Las Vegas REALTORS
Active Inventory
balanced guard-gated inventory in the southwest corridor
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.
ACTIVE MARKET
Market Competitiveness
The 89178 ZIP area is a balanced-to-moderate market — 34 median days on market in September 2026 per Las Vegas REALTORS data. Well-priced guard-gated homes with mountain views draw move-up buyers within the first two to three weekends; homes priced above recent comps give buyers room to negotiate.
Pyrenees at Mountain Pass is a guard-gated southwest Las Vegas community — 2000s single-family homes on elevated lots with Spring Mountain views between $480K and $800K. Six buyer profiles below match lifestyles to the community's best-fit corners, followed by the honest pros and trade-offs our team covers before every client commits.
Ready to explore homes in Pyrenees at Mountain Pass? Our team knows every floor plan, lot-elevation premium, and guard-gate HOA nuance in the community.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of southwest Las Vegas communities in the $480K to $800K range — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP 89178 listing data via Las Vegas REALTORS. Per-community 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 |
|---|---|---|---|---|---|
| Pyrenees at Mountain Pass | ~$560,000 | ~$270 | 34 | ~40 | Guard-Gated · Views |
| Montecito at Mountains Edge | ~$510,000 | ~$258 | 33 | ~50 | Open · Mountains Edge |
| Rhodes Ranch | ~$525,000 | ~$260 | 28 | ~80 | Guard-Gated Golf |
| Mountains Edge (plan) | ~$494,450 | ~$252 | 32 | ~198 | Open Plan · Parks |
| Henderson (nearby) | ~$548,000 | ~$280 | 21 | ~2,460 | Schools · Depth |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89178) — per-community medians are NREG-modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Community Deep Dive
Submarket 1
A guard-gated 2000s single-family community on elevated Mountain Pass lots — Spring Mountain views, staffed gate, and move-up family character between $480K and $800K.
Browse Pyrenees at Mountain Pass homes →Submarket 2
A non-gated Mountains Edge neighborhood with the master plan's 100-plus-acre park system and Exploration Peak trail access, priced modestly below Pyrenees without the guard gate.
Browse Montecito at Mountains Edge homes →Submarket 3
The southwest valley's guard-gated golf alternative — a Ted Robinson-designed public course inside a gated community, priced comparably to Pyrenees for the entry but with a golf lifestyle.
Browse Rhodes Ranch homes →Submarket 4
The 3,500-acre open master plan adjacent to Mountain Pass — 100-plus park acres, Exploration Peak, and connected trails at a lower entry price without the guard gate.
Browse Mountains Edge (plan) homes →Submarket 5
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) homes →Submarket 6
The Mountain Pass enclave's guard-gated communities — including Pyrenees — occupy elevated lots between the 215 Beltway and the Mountains Edge master plan. The combination of a staffed gate, Spring Mountain views, and 2000s construction at $480K to $800K fills the move-up tier that Summerlin's guard-gated villages serve at $900K-plus.
Browse Mountain Pass Enclave — The Guard-Gated Advantage homes →STILL DECIDING?
BY ZIP CODE
Mountain Pass 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 high-$490Ks to low-$520Ks, while elevated Mountain Pass enclave lots with mountain-view premiums reach toward $550K to $800K per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89178 | Mountains Edge north — Blue Diamond Rd-adjacent corridors | ~$494K | ~$252 | 32 | ~130 | n/a* |
| 89178 | Mountain Pass enclave south/west — elevated lots · guard-gated corridor | ~$560K | ~$270 | 34 | ~40 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports a single $520,000 median across ZIP 89178 — 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
Pyrenees at Mountain Pass was built in the 2000s — all homes are established resale. The broader southwest Las Vegas corridor has active builder communities within 10 to 20 minutes, and several nearby master plans are 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 Mountain Pass resale
Personalized First-Time & Family
Design-studio customization in the entry-mid tier
Luxury & Move-Up
Luxury new construction option above the Pyrenees range
Family
Value-oriented family construction nearby
Outdoor Recreation
The Mountain Pass enclave sits between Exploration Peak Park and the I-215 beltway's Red Rock Canyon corridor. The City of Las Vegas maintains regional parks accessible from the community; Red Rock Canyon National Conservation Area adds world-class climbing and desert hiking 20 minutes northwest.
8 MIN
The southwest corridor'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.
10 MIN
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.
20 MIN
World-class sandstone climbing and desert hiking 20 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.
25 MIN
Higher-elevation pine forests, Charleston Peak at 11,918 feet, and Lee Canyon ski resort — genuine four-season recreation accessible from Mountain Pass in under 30 minutes.
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 Pyrenees.
22 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.
28 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.
IN-AREA
The I-215 trail corridor provides miles of paved multi-use path connecting southwest Las Vegas communities — a flat, accessible option for daily exercise without navigating arterial roads.
The Pyrenees at Mountain Pass Lifestyle
Three everyday moods within reach: a morning summit hike at Exploration Peak with Spring Mountain panoramas, an afternoon drive to Red Rock Canyon for world-class climbing or the scenic loop, and an evening on Blue Diamond Road for dinner — with City of Las Vegas parks per the City of Las Vegas threading the outdoor options together.
THIS WEEKEND'S OPEN HOUSES
Yes — guard-gated Mountain Pass enclave homes open periodically on weekends, though the community is smaller than open Mountains Edge neighborhoods and inventory turns quickly. Well-priced guard-gated homes in the $480K to $800K range often go under contract within two to three 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.
Pyrenees at Mountain Pass FAQ — 18 Answers
The 89178 ZIP area showed a median list price of $508,400 and DOM of 26 days in September 2026 per Las Vegas REALTORS. Pyrenees at Mountain Pass homes trade between $480K and $800K, with pricing driven by lot elevation, mountain-view premiums, and floor plan size — entry homes near $480K, premium elevated lots toward $800K.
No — Pyrenees at Mountain Pass is a guard-gated community in the Mountain Pass enclave of southwest Las Vegas, adjacent to Mountains Edge but NOT part of that master plan. The distinction matters: Pyrenees has its own guard gate, its own sub-association, and its own community character as a smaller, more private neighborhood. Mountains Edge's 100-plus-acre park system and Exploration Peak Park trail are a short drive away, but the master-plan amenities are not included in Pyrenees' HOA.
HOA dues in Pyrenees at Mountain Pass typically run $60 to $150 per month, reflecting the community's guard-gate staffing and sub-association maintenance costs. Those combined dues fund the gated entry, community landscaping, and shared amenities. The guard-gate privacy is the premium over open Mountains Edge neighborhoods at similar price points. Always pull the current assessment schedule and HOA resale package during escrow — dues vary by phase and are subject to annual adjustment.
Pyrenees at Mountain Pass is a staffed guard-gated community — residents and their guests check in through a manned entry point. That gate delivers a smaller, more controlled neighborhood environment, reduced cut-through traffic, and the psychological comfort of a secured perimeter that many southwest Las Vegas buyers pay a premium for. It is a distinct lifestyle tier from open Mountains Edge neighborhoods at similar price points, trading the master plan's park acreage for a gated-community character.
Exploration Peak Park is the closest major green space — 30 acres at 9700 S Buffalo Drive with a summit trail, amphitheater, playground, sports courts, and panoramic Spring Mountain views. Mountains Edge Regional Park adds walking trails, sports fields, a dog park, and picnic areas. Both are a short drive from Pyrenees at Mountain Pass. The I-215 beltway puts Red Rock Canyon National Conservation Area, with world-class desert hiking and climbing, about 20 minutes northwest.
Homes across the 89178 ZIP area took a median of about 26 days from list to accepted offer in September 2026 per Las Vegas REALTORS MLS statistics. Well-priced guard-gated homes in good condition at Pyrenees typically draw buyers within the first two to three weekends; homes that carry above-market pricing or need cosmetic updates sit longer. The southwest valley's move-up buyer pool values the guard-gate premium but is price-disciplined — correct pricing matters.
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 $508,400 median purchase, plan roughly $2,600 to $3,600 per year in property taxes. 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 Pyrenees at Mountain Pass; the primary zoned campuses are Wright Elementary (7/10 GreatSchools), Faiss Middle School (6/10), and Sierra Vista High School (6/10). Charter options nearby include Doral Academy of Nevada and Pinecrest Academy, both rated 8/10 on GreatSchools and serving K-12 within 10 to 12 minutes. Private choices include Bishop Gorman High School, Mountain View Christian School, and Faith Lutheran. Verify current zoning for any specific address directly with CCSD before you offer.
Pyrenees at Mountain Pass 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 and I-15 corridor, Henderson about 15 minutes east on I-215, and Summerlin around 30 minutes northwest. Test the actual drive at your commute hour before deciding — I-15 southbound toward the airport can stack at peak times.
Yes — Pyrenees at Mountain Pass is a staffed guard-gated community under Las Vegas Metropolitan Police Department jurisdiction, making it among the most controlled residential environments in the southwest Las Vegas Valley. The guard gate eliminates cut-through vehicle traffic, and the smaller community scale means residents recognize neighbors. LVMPD's southwest area command covers the broader corridor; the Pyrenees gate adds a private security layer on top of municipal coverage.
Pyrenees at Mountain Pass delivers competitive cost of living for a guard-gated southwest Las Vegas address. The $480K to $800K price band is modestly above open Mountains Edge neighborhoods but below comparable guard-gated communities in Summerlin or Henderson. Nevada's zero state income tax and an effective property-tax rate of roughly 0.5 to 0.7 percent make monthly ownership costs substantially lower than comparable California gated suburbs. Blue Diamond Road and the I-215 corridor put groceries, dining, and services within five to ten minutes.
Nevada levies zero state income tax — California's top marginal rate reaches 13.3 percent per the California Franchise Tax Board. A household earning $200,000 per year saves roughly $16,000 annually in state income taxes alone by relocating to Pyrenees at Mountain Pass. Add Clark County's property-tax effective rate of 0.5 to 0.7 percent versus California's typical 1.1 percent on new purchases, and the annual carrying-cost gap on a $600,000 home exceeds $20,000 in Nevada's favor before accounting for the guard-gate lifestyle premium.
Guard-gated single-family homes in the southwest Las Vegas Valley typically command $2,400 to $3,200 per month in rent, with larger floor plans in well-maintained guard-gated communities at the stronger end of the range per Las Vegas REALTORS rental-market tracking. Owner-occupancy in guard-gated southwest communities runs above average — typically 75 percent or more — which keeps rental vacancy low. Short-term rental regulations in the City of Las Vegas are strict; investors should verify current ordinance requirements before underwriting any nightly-income strategy.
Pyrenees at Mountain Pass offers the guard-gate privacy that open Mountains Edge neighborhoods — Arlington Ranch, Beacon Hill, and similar Focus Property Group sections — do not. The trade-off is a smaller community footprint and no direct access to Mountains Edge's 100-plus-acre park system inside your HOA. Price-wise, Pyrenees runs $480K to $800K vs Mountains Edge's $350K to $600K median range — the premium reflects the gate, the elevated lots, and the more exclusive community character.
Four factors move real money at Pyrenees at Mountain Pass. First, confirm guard-gate dues: pull the full HOA resale package, including both master-association and sub-association dues, reserves, and any pending special assessments — the $60 to $150 range has phase variation. Second, verify age of systems: 2000s construction means HVAC, water heaters, and roofing are approaching or past service midpoints — budget inspection time accordingly. Third, confirm school zone with CCSD for the exact parcel. Fourth, evaluate lot elevation: elevated lots deliver the mountain-view premiums that justify the upper end of the $480K to $800K range.
Most Pyrenees at Mountain Pass buyers put down 10 to 20 percent. Conventional loans start at 5 percent down for qualified buyers at the $480K to $800K price range — jumbo financing typically kicks in above $766,550. VA loans allow zero down for eligible veterans, and the southwest valley has a significant active-duty and veteran buyer pool. On the $508,400 ZIP-area median, plan roughly $52,000 at 10 percent to $104,000 at 20 percent for the down payment alone before closing costs.
Most Pyrenees at Mountain Pass purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, which keeps the timeline predictable. Cash buyers can close in 7 to 14 days. Financed buyers should allow 5 to 10 business days for HOA resale-package delivery per sub-association and a possible extra week for appraisal in busy spring months — order both master and sub-association packages at acceptance to avoid delays.
Yes — Nevada Real Estate Group specializes in guard-gated communities across southwest Las Vegas, including Pyrenees at Mountain Pass. Call (702) 637-1759 or start your search online. Our agents know the Pyrenees lot-elevation premiums, the guard-gate HOA document process, and the Mountain Pass enclave comparables that determine value in this community.
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.
Client Stories
All 9,061+ reviews are verified across Google, Zillow, and FastExpert profiles — 4.9 out of 5 overall. The six stories below are Henderson-specific: real closings in Green Valley Ranch, Anthem, Inspirada, MacDonald Highlands, Seven Hills, and Lake Las Vegas, with names and outcomes as clients shared them.
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 or sellers in every Henderson master plan — that depth is why the team 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.
A-Z INDEX
Nearby communities in the Mountain Pass enclave and the broader southwest Las Vegas Valley — guard-gated alternatives, open master-plan neighborhoods, and citywide Henderson and Summerlin options. Each entry links to a live MLS search or full community guide. Our team can pull current listings, dues, and school zoning on request.
KEEP LEARNING
These guides extend the research most Pyrenees at Mountain Pass 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: September 15