Mesa and Valla
The homes, recent prices, and the drive to the Strip and Harry Reid.
Mesa and Valla are two side-by-side Beazer Homes collections in Mountain’s Edge that share one gated homeowners association: 355 single-family homes off Mountain’s Edge Parkway and Springside Street, ZIP code 89178. Homes were built in 2006 and run about 1,550 to 3,250 square feet. Recent sales and listings sit between about $439,000 and $485,000, and the Strip is about 10 miles away, roughly 16 to 20 minutes off-peak.
Two names, one neighborhood
Beazer Homes built two collections here at the same time. Mesa had the bigger plans. Valla had the smaller ones, and its sales office opened in April 2006. They were planned as separate pods (Mountain’s Edge Pod 212 and Pod 249), and they ended up sharing one sub-association, Mesa and Valla at Mountains Edge Homeowners Association.
So you’ll see it written three ways. The MLS says “Mesa Mtns Edge Pod 212 & Valla Mnts Edge Pod 249-U1.” The master association writes “Mesa/Valla.” It’s all the same 355 homes behind the same gates.
| Mesa | Valla | |
|---|---|---|
| Builder | Beazer Homes | Beazer Homes |
| Original plan sizes | About 1,950 to 3,250 sq ft (4 plans) | About 1,535 to 2,036 sq ft (4 plans) |
| Plan names | Mojave, Bluffs, Terrace, Pointe | Chablis, Rosa, Champagne, Zinfandel |
| Bedrooms | 3 to 5 | 3 to 4 |
| Years built | 2006 | 2006 |
Plan details from archived Beazer Homes new-home listings. Years built from current MLS listings.
Somebody at Beazer named the smaller plans mostly after wines and the bigger ones after desert landforms. We don’t know why either.
How long is the drive?
This is the part of Mountain’s Edge closest to the freeways, which is why commuters end up here.
| From Mesa and Valla to | Distance | Roughly (off-peak) |
|---|---|---|
| I-15 via Cactus Avenue | About 5 miles | 9 to 10 minutes |
| The 215 at Rainbow | About 4.5 miles | 9 to 10 minutes |
| The Strip (Tropicana and Las Vegas Blvd) | About 10 miles | 16 to 20 minutes |
| Harry Reid International Airport, Terminal 3 | About 9.5 miles | 20 to 25 minutes |
| Downtown Summerlin | About 15 miles | 22 to 25 minutes |
| Red Rock Canyon visitor center | About 19 miles | About 30 minutes |
Estimates from OpenStreetMap routing, September 2026. Real times depend on the hour.
If you work on the Strip or at the airport, that’s a normal commute by Las Vegas standards and a very short one by Los Angeles standards. The 215 at 5 p.m. still has its moments.
What homes sell for in Mesa and Valla
| Mesa and Valla, Sep 2026 | |
|---|---|
| Closed sales, last 12 months | 2: $485,000 (2,233 sq ft, Dec 2025) and $449,500 (1,874 sq ft, Sep 2026) |
| Active listings | 2: $474,900 (2,233 sq ft, 4 bedrooms) and $439,000 (1,874 sq ft, 3 bedrooms) |
| Price per sq ft | About $210 to $240 |
| Lots | About 3,900 sq ft (0.09 acre) on current listings |
| Mountain’s Edge median (context) | About $469,500 (Aug 2026) |
Las Vegas REALTORS MLS via lasvegasfindahome.com, read September 27, 2026. Mountain’s Edge median from the Nevada Real Estate Group August 2026 report.
For a neighborhood of 355 homes, two sales in a year is a slow year. That can mean owners are staying put. It also means a single sale can move the “average” a lot, so we price homes here by comparing floor plans directly. The 1,874 and 2,233 square foot plans each have a recent sale and a current listing, which makes that easy right now.
Lots here are a little bigger than in the newer neighborhoods around them, about 3,900 square feet on current listings compared with about 3,000 in Quintessa. That’s not a pool-and-lawn yard. It’s room for a covered patio and a grill with space left over.
What the HOA covers, and what it doesn’t
Mesa and Valla owners pay two associations.
The Mountain’s Edge master association, $135 a quarter in 2026 (about $45 a month), maintains the community parks (Exploration Peak, Paiute and Nathaniel Jones), the paseos and trails, and the landscaping along the main streets. Clark County owns those parks. The master association keeps them up.
The Mesa and Valla sub-association, listed at about $42 a month, covers the neighborhood’s own pieces:
- the gates at the entrances,
- the private streets inside them (all sub-association streets in Mountain’s Edge are private except in one neighborhood, per the master association’s roadway chart),
- common-area landscaping inside the gates,
- reserves for replacing all of the above.
Combined, that’s about $87 a month.
What neither association covers: your roof, your yard, your block wall repairs on your side, your AC. And Mountain’s Edge Regional Park, the big one with the ball fields, isn’t HOA at all. Clark County owns and runs it, and anyone in the valley can use it.
A 2015 announcement from FirstService Residential said it had been chosen to manage Mesa and Valla. Whoever manages it, the resale package you get in escrow will list the current assessment, any unpaid dues on the house, the budget and the reserve study summary. More detail on reading one is on our Mountain’s Edge HOA fees page.
Schools that serve Mesa and Valla
The two current listings are zoned differently, which is a good reminder of how Clark County School District works.
- One listing: Carolyn S. Reedom Elementary, Barry and June Gunderson Middle School, Desert Oasis High School.
- The other: Doris M. Reed Elementary, Tarkanian Middle School, Desert Oasis High School.
Gunderson Middle is about half a mile from the neighborhood and Desert Oasis High about a mile, straight-line. Check any address on CCSD’s zoning search and the Nevada Report Card for current star ratings. We’ll pull both for any home you’re considering.
Parks and errands
- Exploration Peak Park: about 1.3 miles. The peak trail, splash pad and pickleball courts.
- Mountain’s Edge Regional Park: about 1.3 miles. County ball fields and weekend youth sports.
- Mountain’s Edge Marketplace: about 1.3 miles. Albertsons.
- Paiute Park: about 1.6 miles. Basketball and volleyball.
- Nathaniel Jones Park: about 1.9 miles. The dog park.
Distances are straight-line from the middle of the neighborhood. Here you swap a longer trip to the parks for a shorter trip to the freeway.
Before you buy a 2006 Beazer home
Most of these houses turn 20 this year. The usual list applies: air conditioner and water heater ages, roof underlayment and any stucco cracks. A few more we’d add here:
- Garage door springs and openers. Original ones are at the end of their life.
- Sprinkler and drip lines. Twenty-year-old irrigation leaks quietly. Look at the water bill.
- Windows on the west side. Afternoon sun cooks the seals. Fogged glass means a failed seal.
- Permits for patio covers. Add-on covers are common. The master association’s design review and your sub-association both have to approve exterior changes, so ask whether the cover was approved.
Matt’s standing advice on every house: drive the street at 10 o’clock at night. In a gated neighborhood, get a gate code or meet a neighbor and do it anyway.
Nearby neighborhoods to compare
- Quintessa: just to the south, newer Ryland homes from 2014 on, with their own pool and a higher sub-association fee.
- Sierra Madre: same 2006 era on the other side of Mountain’s Edge, walking distance to the Regional Park.
- Mountain’s Edge guide: the whole community.
- Cost of living, Las Vegas vs California: what your monthly budget looks like here.
Frequently asked questions about Mesa and Valla
Are Mesa and Valla one neighborhood or two?
They’re two Beazer Homes collections that share one gated homeowners association, Mesa and Valla at Mountains Edge Homeowners Association. Together they have 355 single-family homes, and the MLS lists them under one combined subdivision name.
How long is the drive from Mesa and Valla to the Strip and Harry Reid?
The Strip is about 10 miles away, roughly 16 to 20 minutes off-peak. Harry Reid International Airport is about 9.5 miles to Terminal 3, usually 20 to 25 minutes. The 215 and I-15 are each about five miles away.
What does the Mesa and Valla HOA cover?
The Mesa and Valla sub-association covers the gates, private streets and common landscaping inside the neighborhood, plus reserves for replacing them. The Mountain’s Edge master association, about $45 a month in 2026, maintains the community parks and trails.
How much do homes cost in Mesa and Valla?
Recent sales and listings in Mesa and Valla range from about $439,000 to $485,000, for homes of about 1,870 to 2,230 square feet. The original Beazer plans range from about 1,535 to 3,250 square feet.
When were the homes in Mesa and Valla built?
Mesa and Valla homes were built by Beazer Homes in 2006, and Valla’s sales office opened in April 2006. That makes most homes about 20 years old, the age when original air conditioners, water heaters and roof underlayment are worth checking.
Want to look at Mesa and Valla?
Matt knows Mountain’s Edge street by street and can tour Mesa and Valla homes with you in person or on a video call from California. Tell us where you’ll be commuting and we’ll tell you honestly whether this corner or another one makes more sense.
Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note · Home