Neighborhood Guide · Updated November 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. 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 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. 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 high end of the Henderson market: guard-gated, DragonRidge Country Club, custom homes on the mountain with the whole valley below. On November 10, 2026, 58 of its 59 single-family listings were $1 million or more, at a median asking price of $6,695,000. 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 buyers who want new construction 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 a lower median asking price than Inspirada ($530,000 against $590,000 on November 10, 2026), with a 50-acre central park and a short drive to Lake Mead.
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 many of the lower entry prices in the city — 89015 alone had 68 single-family listings under $450,000 on November 10, 2026. It is also where I look first for fixer inventory.
On November 10, 2026 there were 1,763 single-family homes for sale across Henderson's eight zip codes, at a median asking price of $599,900. 335 of them were under $450,000 — the largest counts in 89011 (71; Cadence alone had 27) and 89015 (68), the older east side. At the other end, 353 were $1 million or more, split mainly among 89011 (99, the zip that takes in Lake Las Vegas), 89012 (92, including MacDonald Highlands and Ascaya) and 89052 (91, including Seven Hills and Anthem Country Club). The biggest band is the middle — $450,000 to $649,999, with 672 homes — and that is where most Inspirada (49 of 87), Green Valley Ranch (18 of 34) and Anthem Highlands (11 of 16) listings sit. From May 14 through November 10, 2026, 2,324 single-family homes closed in these zip codes at a median sale price of $535,000, with a median of 30 days on market.
| Zip · communities | Active homes | Cheapest | Under $450k | $450–649k | $650k–$999k | $1M+ |
|---|---|---|---|---|---|---|
| 89014 Green Valley (central) | 100 | $329,999 | 33 | 47 | 13 | 7 |
| 89074 Green Valley South · Silverado Ranch edge | 166 | $99,999* | 39 | 75 | 27 | 25 |
| 89052 Green Valley Ranch · Seven Hills · Anthem · Anthem CC | 312 | $337,900 | 30 | 89 | 102 | 91 |
| 89044 Inspirada · southern Anthem | 185 | $349,900 | 26 | 91 | 56 | 12 |
| 89012 MacDonald Highlands · Sun City MacDonald Ranch · Horizon Ridge | 214 | $355,000 | 34 | 63 | 25 | 92 |
| 89002 Older Henderson east / Horizon Ridge | 130 | $295,000 | 34 | 66 | 14 | 16 |
| 89015 Valley View · Pittman · Townsite (older Henderson) | 189 | $254,000 | 68 | 83 | 27 | 11 |
| 89011 Cadence · Lake Las Vegas · east Henderson | 467 | $300,000 | 71 | 158 | 139 | 99 |
Active single-family listings in the MLS in Henderson-area ZIP codes 89002, 89011, 89012, 89014, 89015, 89044, 89052 and 89074, pulled November 10, 2026. Community figures in the text (MacDonald Highlands, Ascaya, Inspirada, Cadence, Green Valley Ranch, Anthem Highlands, Anthem Country Club) are for the MLS community of that name. Condos, townhomes and land excluded. *One 89074 listing was entered at $99,999 for a 3,096 sq ft home — ask me about it before reading anything into it. These move weekly — ask me for today's number on any community. Based on information from the Las Vegas REALTORS® Multiple Listing Service for the period November 10, 2026 through November 10, 2026. Information is believed reliable but not guaranteed. Closed-sale figures are single-family sales in the same eight zip codes. Based on information from the Las Vegas REALTORS® Multiple Listing Service for the period May 14, 2026 through November 10, 2026. Information is believed reliable but not guaranteed.
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). Confirm the zoned schools for any address with the Clark County School District before you write an offer, and I'll help you look it up.
Not across the board. Older Henderson is priced with the rest of the valley. The master plans often cost more 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.