Quintessa at Mountain's Edge
A Ryland neighborhood in Mountain's Edge.
Quintessa is a gated neighborhood of two-story and three-story single-family homes on the east side of Mountain’s Edge in southwest Las Vegas, ZIP code 89178. Ryland Homes opened it in May 2014, so it’s one of the younger sections of the master plan. The last 10 closed sales ran from $415,000 to $485,000. Owners pay the Mountain’s Edge master fee (about $45 a month) plus a Quintessa sub-association fee listed at $85 a month.
The quick facts
| Quintessa | |
|---|---|
| Builder | Ryland Homes (sales opened May 2014) |
| Years built | About 2014 to 2017 |
| Home styles | Two-story and three-story, many with rooftop decks |
| Typical size | About 1,600 to 2,300 sq ft |
| Lots | About 3,000 sq ft (0.07 acre) |
| Closed sales, last 12 months | 10 sales, $415,000 to $485,000 |
| Average days on market | About 42 days |
| Sub-association fee | $85 a month (MLS, Sep 2026) |
| Master fee | $135 a quarter, about $45 a month (2026) |
| Gated | Yes |
| ZIP code | 89178 |
Sales and listing data from the Las Vegas REALTORS MLS via lasvegasfindahome.com, closings October 2025 to July 2026, read September 27, 2026. Master fee from the Mountain’s Edge Master Association 2026 assessment page.
What Ryland built here
Quintessa went up after the recession, not before it. Most of Mountain’s Edge was built in the 2005 to 2008 rush. Ryland held the grand opening for Quintessa on May 17, 2014, and the Review-Journal’s write-up that spring gives you a pretty clear picture of the place.
Ryland offered five floor plans. The two-story Casella plan was about 1,939 square feet with all three bedrooms upstairs. The three-story Romano plan was about 2,454 square feet, with a bedroom and full bath on the ground floor, the main bedroom on the second floor and the kitchen and great room up on the third. Every three-story home came with a rooftop deck as standard, and the two-story homes had it as an option.
Starting prices in 2014 were in the $220,000s. The same homes are selling for about twice that now.
You’ll see the Ryland name less often today. Ryland merged into CalAtlantic in 2015, and CalAtlantic became part of Lennar in 2018, so warranty questions on these homes are long past the builder anyway.
Who Quintessa fits, and who it doesn’t
The rooftop decks are the reason to look here. On a spring evening, sitting up there with the mountains to the west is a very good use of a Tuesday. In July you’ll use it after 8 p.m. or not at all.
The three-story layouts are the reason some people walk away. If your knees don’t like stairs, or you’re planning to stay in the house for twenty years, a three-story plan with the kitchen on the top floor means carrying groceries up two flights. The two-story plans are the easier live. Some buyers love the three-story setup because the downstairs bedroom and bath work as a guest suite or an office with its own floor.
Lots are small, about 3,000 square feet. You’ll get a patio, not a yard. If you want room for a pool and a dog run, look at Collina on the west side of Mountain’s Edge, where lots run two to three times the size (and prices run higher).
What homes cost in Quintessa
Ten homes closed in Quintessa between October 2025 and July 2026. Here’s how they break down.
| Size | Closed sales | Price range |
|---|---|---|
| Under 1,900 sq ft | 2 | $415,000 to $429,900 |
| 2,000 to 2,100 sq ft | 4 | $424,900 to $480,000 |
| 2,200 to 2,300 sq ft | 4 | $450,000 to $485,000 |
Las Vegas REALTORS MLS via lasvegasfindahome.com, read September 27, 2026.
The average sale was about $455,000, at about $220 a square foot, and homes took about 42 days to sell. For context, the Mountain’s Edge median was about $469,500 in August 2026, so Quintessa sits close to the middle of the community on price, with newer houses than most of what surrounds it.
One home was listed in late September 2026: a three-bedroom, 1,622 square foot two-story at $467,900. That’s higher per square foot than recent sales, and it had been on the market a while. That tells you something about where buyers are drawing the line right now.
Fees and what they pay for
Quintessa owners pay two associations.
- The Mountain’s Edge master association: $135 a quarter in 2026, due January, April, July and October. That’s about $45 a month. It maintains Exploration Peak Park, Paiute Park and Nathaniel Jones Park (the parks are county-owned; the master association keeps them up) plus the paseos and trails between neighborhoods.
- The Quintessa sub-association: listed at $85 a month on the current MLS listing. When Ryland opened Quintessa, the neighborhood had its own gated entry, a large pool with a beach-style entry, a hot tub, pool-area restrooms and showers, a barbecue area, two putting greens and a fitness center. That’s more private amenities than most Mountain’s Edge sub-associations carry, which is part of why the fee is higher than the $40 to $60 many neighborhoods pay.
So plan on roughly $130 a month in combined dues. The full list by neighborhood is on our Mountain’s Edge HOA fees page.
Schools that serve Quintessa
Clark County School District zones by address, and new schools in this part of the valley have shifted boundaries more than once. The current Quintessa listing is zoned for:
- Carolyn S. Reedom Elementary (opened 2008)
- Barry and June Gunderson Middle School (opened 2021, about half a mile away as the crow flies)
- Desert Oasis High School (under a mile away)
Check any specific address on CCSD’s zoning search and the school’s star rating on the Nevada Report Card. We’ll pull both for any house you tour.
Getting around from Quintessa
Quintessa is on the east half of Mountain’s Edge, which is the commuter half.
| From Quintessa to | Roughly (off-peak) |
|---|---|
| I-15 via Cactus Avenue | About 4 miles, under 10 minutes |
| The 215 at Rainbow | About 5 miles, about 11 minutes |
| The Strip at Tropicana | About 10.5 miles, about 17 to 20 minutes |
| Harry Reid International Airport | About 20 to 25 minutes |
| Red Rock Canyon visitor center | About 30 minutes |
Matt’s line on Mountain’s Edge traffic: “Now Cactus goes all the way through.” For Quintessa, that’s the whole story. Cactus Avenue gets you to I-15 without touching Blue Diamond Road at rush hour.
Parks and errands nearby
- Exploration Peak Park: about 1.5 miles northwest. Splash pad, pickleball courts, pavilions and the short hike to the top of the peak.
- Mountain’s Edge Regional Park: about 1.3 miles west. The county park with the ball fields.
- Nathaniel Jones Park: the dog park, about 2 miles west. A 2014 builder write-up called it “near.” It’s a short drive.
- Mountain’s Edge Marketplace on Blue Diamond Road: Albertsons and the everyday errands, about 1.5 miles north.
Distances are straight-line from the middle of the neighborhood.
Before you offer on a Quintessa home
These homes are about 10 years old, which is a different checklist from the 2006 houses elsewhere in Mountain’s Edge.
- The rooftop deck. Ask when the deck surface and its waterproofing were last redone, and have your inspector look at the ceiling below it. A deck that’s never been resealed is the one expensive surprise we’d look for first.
- Heat on the top floor. Three-story plans often have two AC systems. Ask for both install dates and look at a few summer NV Energy bills.
- The fee on the resale package. Confirm the current Quintessa assessment and whether any special assessment is planned for the pool or fitness room.
- Solar, owned or leased. A lease comes with a monthly payment and a transfer process you’ll want to read first.
- Where the house sits in the gated section. Homes near the pool area hear the pool area.
Matt tells every buyer to drive the street at 10 o’clock at night before they buy. In a gated neighborhood, that means asking your agent for gate access or meeting a neighbor. It’s still worth doing.
Nearby neighborhoods to compare
- Mesa and Valla: 355 Beazer homes from 2006, just to the north, with similar prices and slightly bigger lots.
- Denali: newer homes south of Cactus with their own pool, and a higher sub-association fee.
- Mountain’s Edge overview: the whole community, with parks, schools and prices.
- What $500K buys in Las Vegas: how Quintessa’s price range compares with the rest of the valley.
Frequently asked questions about Quintessa
Who built Quintessa at Mountain’s Edge?
Ryland Homes built Quintessa and opened sales in May 2014, with two-story and three-story floor plans and rooftop decks. Ryland later became part of CalAtlantic and then Lennar, so you won’t see the Ryland name on new homes today.
What are the HOA fees in Quintessa?
Quintessa owners pay two fees. The Mountain’s Edge master association charges $135 a quarter in 2026, about $45 a month. The Quintessa sub-association is listed at $85 a month on current MLS data, so plan on about $130 a month combined and confirm the exact figure on the resale package.
Is Quintessa gated?
Yes. Quintessa is a gated neighborhood with private streets, and when it opened it had its own pool, hot tub, barbecue area, putting greens and fitness center for residents. Access rules and amenity hours are set by the Quintessa sub-association.
How much do homes in Quintessa cost?
Ten homes closed in Quintessa between October 2025 and July 2026, at prices from $415,000 to $485,000 and an average of about $455,000. Most were three-bedroom homes between about 1,600 and 2,300 square feet.
What schools serve Quintessa?
Current listings in Quintessa are zoned for Carolyn S. Reedom Elementary, Barry and June Gunderson Middle School and Desert Oasis High School. Clark County School District zones by address, so confirm any specific house on the CCSD zoning search.
Looking at Quintessa?
Matt knows Mountain’s Edge street by street and can walk any Quintessa home for you, up to the rooftop deck, in person or on a video call from California. Tell us your budget and how you feel about stairs, and we’ll send you what’s for sale and what just sold.
Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note · Back to the home page