Neighborhood Guide · Updated September 2026
Seven very different cities wearing one name. Here is what each part of Henderson actually costs, what it feels like, how far it is from everything — and the homes, on video, the way I film them.
Talk to me about HendersonPeople say "Henderson" the way they say "the suburbs." It is Nevada's second-largest city, about 330,000 people, sitting southeast of the Strip between the I-215 beltway and the Black Mountains. But a 1970s ranch off Boulder Highway, a 2019 build in Inspirada, and a gated custom on the ridge in MacDonald Highlands have almost nothing in common except the mailing address. If you shop Henderson as one thing you will either overpay in the wrong place or skip the right one.
What Henderson does have in common: it is a planned city. The master-planned communities — Green Valley, Anthem, Seven Hills, Inspirada, Cadence, Lake Las Vegas — were laid out with parks, schools and retail in the plan, so the housing stock is newer and more consistent block to block than most of Las Vegas proper. That consistency is what people are paying for.
I film the homes I show. These three are Henderson — a Strip-view primary suite, a pool home with a waterfall, and a Desert Contemporary estate in the foothills. Tap any of them for the full reel.
Green Valley (89014, 89074, 89052). The original master plan, started in the late 1970s, and still the center of gravity: The District at Green Valley Ranch, the Green Valley Ranch resort, Lifetime, the best-known school zones. Green Valley North is older and more affordable; Green Valley South and Green Valley Ranch are newer, gated in places, and priced accordingly. If you want to be 15 minutes from the airport and the Strip without living in the city, this is the default answer.
Anthem (89052, 89044). Del Webb's big master plan on the slope south of the 215 — Anthem Country Club (guard-gated, golf), Sun City Anthem (55+), and a dozen family villages in between. Higher elevation means real views north across the valley and a few degrees cooler in July. Expect a master HOA plus a village HOA.
Seven Hills (89052). Guard-gated hillside villages around Rio Secco Golf Club, mostly late-1990s to 2000s custom and semi-custom homes with big lots and Strip views. Quiet, established, and one of the few places in the valley where a $1M home still comes with land. Full Seven Hills guide →
MacDonald Highlands (89012). The top of the Henderson market: guard-gated, DragonRidge Country Club, custom homes on the mountain with the whole valley below. Prices start where most of Henderson ends. Sun City MacDonald Ranch, next door, is the 55+ Del Webb community from the late 1990s — single-story, low-maintenance, and a very different budget.
Inspirada (89044). The newest big master plan, still building, at the far south end: pocket parks every few blocks, pools, trails, and mostly 2015-and-newer construction from the national builders. It draws families who want new and are fine with a longer drive north.
Cadence (89011). East Henderson's master plan off Lake Mead Parkway, also still under construction — new homes at lower price points than Inspirada, with a 50-acre central park and the shortest drive to Lake Mead in the city.
Lake Las Vegas (89011). A 320-acre man-made lake with two golf courses, resort hotels and a village of waterfront condos and estates. It feels like a different state. The trade is distance: 30-plus minutes to the Strip, and the HOA and club structure need a careful read before you buy.
Older Henderson (89015, 89002, 89011). Valley View, Pittman, Townsite, the neighborhoods along Horizon Ridge and Boulder Highway. Bigger lots, no HOA in many cases, 1960s–1990s homes, and the lowest entry prices in the city. Also where most of Henderson's true fixer inventory lives.
On the day I pulled this there were 1,925 single-family homes for sale across Henderson's eight zip codes. Only 127 of them were under $400,000 — and most of those sit in 89015 and 89011, the older east side and the new Cadence builds. At the other end, 383 were over $1 million, concentrated in 89052 and 89012: Seven Hills, Anthem Country Club and MacDonald Highlands. The middle — $400,000 to $600,000 — is where Green Valley, Inspirada and most of Anthem actually trade.
| Zip · communities | Active homes | Cheapest | Under $400k | $400–600k | $600k–$1M | Over $1M |
|---|---|---|---|---|---|---|
| 89014 Green Valley (central) | 113 | $329,999 | 11 | 72 | 21 | 4 |
| 89074 Green Valley South · Silverado Ranch edge | 194 | $349,999 | 7 | 99 | 50 | 34 |
| 89052 Green Valley Ranch · Seven Hills · Anthem · Anthem CC | 322 | $339,900 | 9 | 78 | 129 | 100 |
| 89044 Inspirada · southern Anthem | 216 | $370,000 | 7 | 113 | 78 | 14 |
| 89012 MacDonald Highlands · Sun City MacDonald Ranch · Horizon Ridge | 243 | $364,900 | 12 | 67 | 56 | 100 |
| 89002 Older Henderson east / Horizon Ridge | 136 | $344,999 | 8 | 80 | 25 | 19 |
| 89015 Valley View · Pittman · Townsite (older Henderson) | 194 | $284,900 | 46 | 95 | 37 | 10 |
| 89011 Cadence · Lake Las Vegas · east Henderson | 507 | $299,000 | 27 | 208 | 154 | 102 |
Active single-family listings in the MLS, pulled September 10, 2026. Condos, townhomes and land excluded. These move weekly — ask me for today's number on any community.
Nearly every master-planned community has one, and gated villages usually carry two: the master association and the village's own. Older Henderson east of Green Valley often has none at all. The fee depends on the gate, the amenities and the village, not the city — so I do not quote a Henderson-wide number. What I do on every home you are serious about: pull the exact monthly fee from the listing, and read the resale package (budget, reserves, litigation, rental rules) before your due-diligence window closes, because Nevada gives you five days from receipt to walk if you do not like what is in it.
Henderson is in the Clark County School District, and CCSD zones by street address, not by community name — two homes in the same village can feed different schools. The high schools most Henderson buyers ask about are Coronado (much of Green Valley South and Anthem), Green Valley (central Green Valley), Foothill (Horizon Ridge and MacDonald Ranch), Liberty (Inspirada and southern Anthem) and Basic (older east Henderson). I confirm the exact zoning for any address before you write an offer.
Not across the board. Older Henderson is priced with the rest of the valley. The master plans generally run above the Las Vegas median because of newer construction, HOAs, gates and views. What you are buying is consistency, not a discount.
No. If you want a bigger lot, no HOA and a lower price, older Henderson is the answer — you trade newer finishes and planned amenities for land and freedom.
Budget first, then drive time, then whether you want a gate. Those three answers usually narrow Henderson to two communities, and I film the homes so you can see them before you drive.