Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · eastern Henderson / Cadence area
K-5750 Students18:1
Cadence, Henderson
Bedford at Cadence Homes For Sale
Nevada's #1 team for Bedford at Cadence real estate. Search Henderson's top-selling master plan — modern single-family homes from $380K to $600K, 50-acre Central Park, top-rated schools, and live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
PARENT MASTER PLAN ACREAGE
2,200
LandWell Company / Cadence records
ESTABLISHED
2015
LandWell Company
DAYS ON MARKET (ZIP AREA)
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Bedford at Cadence at a Glance?
Bedford is a single-family village inside Cadence — Henderson's 2,200-acre master plan by LandWell Company, established in 2015. The surrounding 89011 ZIP area shows a $539,900 median list price and 40-day pace per Las Vegas REALTORS. City of Henderson delivers full municipal services to every Cadence address, covering police, fire, and water.
- The master plan: Cadence spans 2,200 acres and has been Henderson's top-selling new-construction community since LandWell Company broke ground in 2015.
- The price ladder: $380K modern three-bedrooms to $600K larger layouts — mid-range pricing inside Cadence with energy-efficient construction and smart home technology standard.
- Schools: Zoned CCSD campuses including Elise L. Wolff Elementary (8/10 GreatSchools) — confirm zoning for your specific address before offering.
- Market pace: 687 active listings in the ZIP area with a 40-day median DOM — a steady market pace that rewards buyers who move with preparation.
- Amenity anchor: 50-acre Cadence Central Park with resort pool, amphitheater, sports courts, and trails — Henderson city services on every street.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Bedford at Cadence Homes for Sale?
The 89011 ZIP area carried 687 active listings in June 2026 per Las Vegas REALTORS MLS data, from $380K new construction to $600K and above. Bedford-specific inventory shifts as Cadence phases open; every active listing in the ZIP area appears in our live portal, refreshed daily.
PRICE DISTRIBUTION
How Many Bedford Area Homes Sell in Each Price Range?
Median list price across the Bedford ZIP area (89011) sits at $539,900 per Las Vegas REALTORS June 2026 MLS data. Bedford's own range of $380K-$600K aligns with the broad mid-market slice of the area's 687 active listings. The bands below show our modeled split of the ZIP-area inventory.
Browse Bedford at Cadence Listings
How Can You Find a Bedford Home by Type, Lifestyle & Price?
The Bedford at Cadence ZIP area's 687 active listings break down across Cadence's multiple villages, three price tiers, and the lifestyle filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89011.
Which Cadence Villages and Henderson Communities Should You Explore?
Bedford is one of several villages inside the Cadence master plan, each with its own builder series and HOA sub-association. The cards below cover Bedford's closest comparables and the broader Henderson communities worth considering side by side.
Master Plan · 2,200 Acres · 2015
Cadence (parent community)
Sibling Village · Single-FamilyBoulevard at Cadence
New Master Plan · Henderson SWInspirada
Established · The District · RetailGreen Valley Ranch
Full City Hub · All Price PointsHenderson (citywide)
Established · Suburban · ParksWhitney Ranch
Resort · Waterfront · UniqueLake Las Vegas
Mountain Views · Golf · EstablishedAnthem
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Bedford at Cadence Listings First?
Custom alerts by village, price, beds, and build year — no spam, unsubscribe anytime. Cadence spec homes move quickly once released; alert subscribers see new phases and price adjustments within hours of hitting the MLS, not after the model-home line forms.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
7/10
8/10
8/10
8/10
8/10
How Are the Schools in Bedford at Cadence?
Bedford zones into CCSD campuses including Elise L. Wolff Elementary, rated 8/10 on GreatSchools, and Bob Miller Middle School, with charters like Doral Academy Fire Mesa and private options including Bishop Gorman High School within 15 minutes. Cadence's 2015-era buildout prompted CCSD to zone newer campuses to the community. Confirm the exact zoning for your address before offering.
7/10John C. Vanderburg ES
Zoned · Cadence area (verify address)
K-5680 Students17:1
8/10Doral Academy Fire Mesa
Charter · Henderson area (10 min)
K-8900 Students18:1
8/10Somerset Academy Losee
Charter · nearby (12 min)
K-121100 Students20:1
8/10Henderson International School (Lower)
Private · Henderson area (15 min)
PreK-5400 Students14:1
8/10Pinecrest Academy St. Rose
Private · nearby (10 min)
K-8600 Students16:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Bedford at Cadence Families?
According to GreatSchools.org, Bedford at Cadence zones into Elise L. Wolff Elementary (8/10) and Bob Miller Middle School, with strong charter options like Doral Academy Fire Mesa (8/10) within 10 minutes. Private options include Bishop Gorman High School and Henderson International School. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | Henderson area · 15 min | $380,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | Eastern Henderson / Cadence | $380,000+ |
| 3 | Doral Academy Fire Mesa | Public charter | K-8 | 8/10 | Henderson area · 10 min | $380,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | Henderson | $380,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | South Henderson | $380,000+ |
SAFETY & CRIME
Is Bedford at Cadence Safe?
Direct Answer
Yes. Bedford at Cadence is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Cadence's planned residential streets, active community associations, and interior road design keep typical incidents to suburban property matters.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Modern planned community with safe street designLandWell Company community records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Cadence's planned street layout contributes to the safety picture: residential blocks are interior and traffic-calmed rather than arterial cut-throughs, the community association maintains active neighborhood oversight, and the Henderson Police Department's coverage benefits from a city that funds public safety above national per-capita norms.
The Boulder Highway corridor to the west of Cadence carries the property incidents typical of a busy commercial strip: vehicle break-ins and package theft concentrated near retail parking. Residential Cadence blocks a few streets removed run quiet by Las Vegas Valley standards.
Buyers wanting maximum peace of mind should know that Cadence is an open master plan — no gated entry — which means standard suburban precautions apply. Lighting, locked vehicles, and Ring or similar cameras cover the realistic risk picture for most Bedford addresses.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Bedford at Cadence, NV?
The Answer
Bedford at Cadence delivers modern Henderson living inside a top-selling 2,200-acre master plan: new-construction single-family homes, a 50-acre Central Park, and a community that LandWell Company has been refining since 2015. City of Henderson services cover every address, and Nevada's zero state income tax stretches every relocation budget.
What is Bedford at Cadence known for?
Bedford is known as a modern new-construction village inside Cadence — Henderson's fastest-growing master plan — pairing smart home technology, energy-efficient design, and resort-style community amenities at a mid-range $380K-$600K price point that attracts first-time buyers, young families, and out-of-state relocators.
Who should live in Bedford at Cadence?
It fits first-time buyers entering from the $380Ks, young families seeking CCSD school zones and park-rich living, move-up buyers wanting new construction over an aging resale, and California or Arizona relocators who budget well and value builder warranties over the uncertainty of older stock.
What is daily life like?
Mornings run the trails or swim laps in Cadence Central Park, weekdays connect to Henderson and the eastern I-215 corridor, and weekends cycle through Cornerstone Park's 100-acre trail system or the Boulder Highway retail strip — with the Strip and the airport both under 20 minutes when the mood calls.
Location
Where Is Bedford at Cadence
Bedford at Cadence sits in eastern Henderson near Lake Mead Parkway and Burkholder Boulevard, within the 2,200-acre Cadence master plan. About 15 miles from the Strip, 10 minutes from downtown Henderson.
Downtown Henderson
10
Min
Airport
15
Min
Boulder Highway
10
Min
Strip
20
Min
Lake Mead
15
Min
Bedford at Cadence
At a Glance$539,900
Median List Price (ZIP area 89011)
$500,774
Median Sold (past 100 days)
687
Active Listings (ZIP area)
40
Days on Market (ZIP area)
- Setting
- Modern master plan, eastern Henderson
- Acreage (Cadence)
- 2,200 acres
- Established
- 2015
- Developer
- LandWell Company
- Home Type
- Single-Family
- Price Range
- $380K–$600K
- HOA
- $90–$200/mo (master + sub)
- Central Park
- 50-acre amenity hub
- Sunshine
- 300 days/year
- Schools
- CCSD zoned + private charters
- Guard-Gated
- No
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Bedford at Cadence Score?
Bedford at Cadence earns top marks for new-construction quality, amenities, and safety, with honest trade-offs on market pace and HOA layering. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering a Cadence purchase.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Cadence's planned residential streets add to the quiet picture.
Grade B+: Schools
Elise L. Wolff Elementary rates 8/10 on GreatSchools; private options like Henderson International and Bishop Gorman serve families across the ZIP area. Confirm address zoning with CCSD.
Grade B+: Cost of Living
The $380K-$600K Bedford range sits below Henderson's $548K citywide median, and HOA dues of $90-$200/mo are mid-tier for a fully amenitized new master plan.
Grade A-: Amenities
Cadence Central Park's 50-acre resort complex, additional community pools, sports courts, community gardens, and a year-round events calendar — outstanding for the price tier.
Grade B+: Outdoor Access
Cornerstone Park's 100-acre trail and pond system, Cadence's internal walking trails, and Lake Mead National Recreation Area about 15 minutes east.
Grade B+: Commute
Lake Mead Parkway to downtown Henderson in 10 minutes; I-215 access puts the airport roughly 15 minutes away and the Strip about 20.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Bedford at Cadence a good place to live?
Yes — by new-construction master plan measures, Bedford at Cadence is Henderson's benchmark modern village. It pairs smart home technology and energy-efficient building standards with Cadence Central Park's resort amenities, CCSD school zones, and Henderson's consistently top-ranked safety record. Pricing runs $380K-$600K, below Henderson's $548K citywide median. The honest trade-offs: dual HOA layers add to monthly carrying costs, and the 40-day ZIP-area median DOM means buyers need to be decision-ready. Nevada's zero state income tax sweetens every relocation.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Bedford at Cadence?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Bedford at Cadence — the parent city holds 331,857 residents with a median household income of $88,654. Cadence itself is a growing community with a younger demographic profile driven by new-construction buyers and out-of-state relocators.
The Census does not tabulate Bedford separately, so figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside Cadence, our closing data shows first-time buyers, young families attracted by CCSD school zones, California and Arizona relocators seeking zero income tax and builder warranties, and investors drawn by steady 89011 rental demand.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Bedford at Cadence is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Bedford at Cadence Area Growing?
Cadence is an actively developing master plan adding homes every year — not a built-out community but a living expansion of Henderson's eastern corridor. The parent city has added roughly 74,000 residents since 2010 per U.S. Census counts, and Cadence's new inventory absorbs a meaningful portion of that demand.
331,857Henderson residents (Census)
2,200Cadence master plan acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Cadence, growth means new homes still coming to market alongside an active resale layer. The 89011 ZIP area posted 687 active listings in June 2026 — a living pipeline of buyer opportunity in eastern Henderson's fastest-growing corridor.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Bedford or Cadence separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Bedford at Cadence Score for Livability?
Bedford at Cadence pairs A-grade safety, Henderson city services, and a resort-quality amenity package with honest trade-offs: dual HOA layers add monthly costs, and a 40-day ZIP-area DOM means buyers need pre-approval in hand. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 84B+
Overall Livability
- 80B+
Schools (zoned)
- 90A
Safety
- 76B+
Cost of Living
- 87A-
Amenities
- 78B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Bedford at Cadence Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89011 from Las Vegas REALTORS MLS data. The 89011 ZIP covers the full eastern Henderson corridor, not just Bedford. Monthly points are indicative values anchored to the probed 100-day medians of $500,774 sold and 40 DOM — read the level and pace, not single-month wiggles.
Median Sold Price
$476K–$507K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–47 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~120/mo recent pace — an active pipeline in the eastern Henderson corridor
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Cadence specialist.
Market Competitiveness
How competitive is Bedford at Cadence right now?
The 89011 ZIP area posted a 40-day median DOM over the past hundred days per Las Vegas REALTORS data. At 687 active listings, inventory is relatively healthy — buyers who come pre-approved have room to negotiate, but well-priced new-construction spec homes still draw multiple buyers. Builder incentive structures shift monthly; verified data beats assumptions here.
55Moderately Competitive
- 40 daysMedian days on market (sold, 100d)
- 687Active listings (ZIP area, June 2026)
- $500,774Median sold (past 100 days)
- ~$265/sqftMedian price per sq ft (sold)
Is Bedford at Cadence Right for You?
Who Should Buy a Home in Bedford at Cadence?
Bedford at Cadence is purpose-built for a specific buyer type: households who want new construction, an amenity-rich master plan, and a mid-range price in Henderson without the maintenance uncertainty of aging resale stock. Six profiles below match lifestyles to options, followed by the honest pros and trade-offs our team walks every Cadence buyer through.
Which Buyer Types Fit Bedford at Cadence?
First-Time Buyers
- Entry from $380K with new-construction warranties
- FHA 3.5% and conventional 3% down both work here
- 50-acre Central Park replaces the need for a private backyard amenity budget
- Dual HOA: confirm the combined monthly before budgeting
Young Families
- CCSD school zones serving the Cadence community
- Cadence Central Park's playgrounds and pools steps away
- Miles of internal trails for safe weekend biking
- Verify elementary zoning by address before offering
California & Arizona Relocators
- Zero Nevada state income tax saves $10K-$20K+ annually
- New construction at $380K-$600K vs $800K+ coastal equivalent
- 3% property-tax cap under NRS 361.471
- Builder warranty protects against the inspection surprises of older stock
Move-Up Buyers
- Upgrade from resale to modern new-construction layout
- Cadence's phases offer larger floor plans toward $600K
- Compare Cadence against MacDonald Highlands or Inspirada for the move-up decision
- Builder incentives often cover closing costs on move-up tier
Investors
- $2,000-$2,600/mo rental range in the 89011 ZIP area
- New-construction attracts high-quality, long-term tenants
- Low maintenance costs during builder warranty period
- Henderson short-term-rental rules are strict — plan long-term income
Remote Workers & Professionals
- Modern smart home infrastructure supports home-office setups
- Airport 15 minutes for monthly LA or Phoenix flights
- Strip amenities 20 minutes for client entertainment
- Zero state income tax maximizes remote-work income
Best Fit For
- California and Arizona relocators — a new-construction suburb at half the coastal price, zero state income tax, and a builder warranty replacing the uncertainty of older resale stock.
- First-time buyers — genuine new-construction entry from $380K with FHA-eligible pricing and a 50-acre amenity park already paid for in the HOA.
- Young families — CCSD school zones, Central Park's playgrounds and pools, and miles of internal walking trails built for family living.
- Move-up buyers — modern floor plans and energy-efficient systems that aging resale stock can't match at comparable price points.
- Remote professionals — smart home infrastructure, zero income tax, and 15-minute airport access for a bi-weekly coastal commute.
- Investors — a new-construction rental commanding premium rents with minimal near-term maintenance during the builder warranty window.
Ready to explore homes in Bedford at Cadence? Our team knows every phase, builder incentive, and floor plan in the community.
Start Your Home SearchPros
- New construction with builder warranties — no deferred-maintenance surprises on year one
- Cadence Central Park's 50-acre resort complex included in HOA — pool, amphitheater, sports courts, trails
- Henderson city services and safety — consistently among America's safest large cities per FBI UCR
- Entry from $380K — below Henderson's $548K citywide median, in a new-construction master plan
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- CCSD zoned campuses serving Cadence plus strong private and charter options within 15 minutes
- Top-selling Nevada master plan since 2015 — proven resale demand and liquidity
Honest Considerations
- Dual HOA (master + sub-association) adds $90-$200/mo to carrying costs — confirm both layers before budgeting
- Builder incentive structures change monthly — what's on offer this week may not be next
- Open (ungated) community — standard suburban precautions apply across all Cadence addresses
- Lot premiums can add meaningfully to the base price — corner, park-facing, and cul-de-sac lots cost more
- Eastern Henderson location adds 5-10 minutes to Strip and airport commutes versus more central Henderson plans
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Village Comparison
How Does Bedford Compare to Other Cadence Villages and Henderson Plans?
A like-for-like comparison of Bedford's closest Cadence sibling villages and competing Henderson communities — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled estimates; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bedford at Cadence | $380K–$600K | ~$265 | 40 | ~150 | New construction · Mid-range |
| Boulevard at Cadence | $380K–$580K | ~$262 | 40 | ~80 | Sibling village · Similar price |
| Inspirada | ~$554K (ZIP area) | ~$270 | 30 | ~317 | SW Henderson · Established plan |
| Green Valley Ranch | ~$600K (ZIP area) | ~$290 | 27 | ~180 | Established · The District retail |
| Whitney Ranch | ~$500K (ZIP area) | ~$260 | 30 | ~120 | Value · Established · Parks |
| Henderson (citywide) | $548K | ~$275 | 21 | ~2,460 | All price points · Full city view |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011), not village level — per-village medians are our modeled estimates from active-listing review.
Community Deep Dive
What's Inside Bedford's Closest Competitors?
Submarket 1
Bedford at Cadence
The featured village — modern single-family homes with builder warranties, energy-efficient construction, and full access to Cadence Central Park. The mid-range sweet spot in a top-selling master plan.
Browse Bedford at Cadence homes →$380K–$600KMedian Price
40Days on Market
~150Active Listings
~$265Price / Sq Ft
Submarket 2
Boulevard at Cadence
The closest Bedford sibling inside Cadence, sharing the same master-plan amenities and HOA structure at a slightly narrower price band. Differentiated by site orientation and builder series.
Browse Boulevard at Cadence homes →$380K–$580KMedian Price
40Days on Market
~80Active Listings
~$262Price / Sq Ft
Submarket 3
Inspirada
Henderson's other major active master plan in the southwest corridor — different geography and village roster but comparable price positioning. A natural compare for buyers weighing east vs. west Henderson.
Browse Inspirada homes →~$554KMedian Price
30Days on Market
~317Active Listings
~$270Price / Sq Ft
Submarket 4
Green Valley Ranch
Cadence's closest established-plan competitor — 1990s-2000s construction, The District's open-air retail, and a tighter market pace. Trades maturity for Bedford's builder-warranty advantage.
Browse Green Valley Ranch homes →~$600KMedian Price
27Days on Market
~180Active Listings
~$290Price / Sq Ft
Submarket 5
Whitney Ranch
An established Henderson community with a value-oriented price point — resale stock only, but lighter HOA dues and mature street character that Cadence's newer phases are still building toward.
Browse Whitney Ranch homes →~$500KMedian Price
30Days on Market
~120Active Listings
~$260Price / Sq Ft
Submarket 6
Henderson (citywide)
The full Henderson market — all master plans, all price points, and the fastest DOM in the comparison at 21 days. Use the citywide hub to orient before narrowing to Bedford or any specific village.
Browse Henderson (citywide) homes →$548KMedian Price
21Days on Market
~2,460Active Listings
~$275Price / Sq Ft
Submarket 7
Cadence Central Park — The Amenity Engine
The 50-acre Central Park residents use daily: resort pool, outdoor amphitheater, sports courts, community gardens, playgrounds, and the trail network that threads through the 2,200-acre master plan. Every Bedford homeowner's primary recreation anchor — included in the HOA, not a membership upgrade.
Browse Cadence Central Park — The Amenity Engine homes →50Central Park Acres
2,200Master Plan Acres
2015Year LandWell Broke Ground
15 minTo Harry Reid Airport
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cadence village
fits your needs?
BY ZIP CODE
What Does the Bedford at Cadence Market Look Like Across ZIP 89011?
Bedford at Cadence sits entirely within ZIP 89011, and the MLS reports at ZIP level — so the table presents the 89011 corridor as a whole, which is broader than Bedford itself. The 89011 ZIP includes other Cadence villages, surrounding resale neighborhoods, and the Lake Las Vegas corridor to the east.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Eastern Henderson — Cadence master plan and surrounding neighborhoods | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The 89011 ZIP encompasses multiple Cadence villages and resale neighborhoods beyond Bedford's boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Bedford at Cadence Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Bedford at Cadence faster than any brochure: a $539,900 ZIP-area median, 40 median days on market, LandWell Company's 2,200-acre master plan, and Henderson's proven safety record.
$539,900
Median list price across the Bedford ZIP area (89011), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer — a steady market pace that rewards prepared buyers.
LVR / GLVAR, June 2026
687
Active listings in the 89011 ZIP area — healthy buyer-side inventory in eastern Henderson.
Las Vegas REALTORS
$380K
Bedford's entry price — below Henderson's $548K citywide median, in a new-construction plan.
LandWell Company / community records
2,200
Cadence master plan acres — Henderson's largest active new-construction community.
LandWell Company
8/10
GreatSchools rating at Elise L. Wolff Elementary, zoned to Bedford at Cadence.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY BEDFORD AT CADENCE
Why Does Bedford at Cadence Stand Apart From Its Peers?
Bedford's five advantages are each sourced to a verifiable authority — the Nevada Revised Statutes for tax caps, FBI crime data for safety rankings, U.S. Census for income figures, Las Vegas REALTORS for market pace, and City of Henderson records for services — every claim is checkable.
- LandWell Company / GLVAR
A master plan that keeps selling
Cadence has ranked among Nevada's top-selling communities every year since 2015 — not a marketing claim but a volume fact from LandWell Company's sales records and GLVAR annual reports.
- LandWell Company / Cadence community records
50-acre Central Park at your doorstep
Resort pool, amphitheater, sports courts, playgrounds, and walking trails — an amenity package that rivals communities charging three times the HOA.
- Community records
Modern construction, builder warranties
Energy-efficient systems, smart home technology, and builder structural warranties reduce near-term maintenance risk versus aging resale stock across Henderson.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable from day one.
- Las Vegas REALTORS / GLVAR, June 2026
A liquid, active market
687 active listings in the ZIP area and a 40-day median DOM — healthy inventory for buyers, steady comps for sellers, and an owner-friendly resale market as Cadence matures.
WHY BUY IN BEDFORD AT CADENCE
What Are the Top 10 Reasons to Buy a Home in Bedford at Cadence?
Bedford at Cadence's case rests on modernity, amenity value, and Henderson's structural advantages: property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a 50-acre Central Park, and new-construction quality from $380K. Ten sourced reasons follow.
Nevada's top-selling master plan
Cadence has led Henderson new-construction sales since 2015 — proof of sustained buyer demand, not just a launch spike.
LandWell Company / GLVAR
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California or Arizona households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, keeping carrying costs predictable.
NRS 361.471
Below the Henderson median
Bedford's $380K-$600K range starts well below Henderson's $548K citywide median.
Las Vegas REALTORS, June 2026
50-acre Central Park
Resort pool, amphitheater, sports courts, and trails — included in the HOA, not an add-on membership.
LandWell Company / community records
Builder warranties
New-construction structural and systems warranties reduce near-term maintenance risk versus resale stock.
Community records
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
CCSD school access
Elise L. Wolff Elementary (8/10 GreatSchools) zoned to the area, with strong charter and private options nearby.
GreatSchools.org / CCSD
Commute-friendly location
Airport 15 minutes via I-215, Strip 20 minutes, downtown Henderson 10 — the eastern Henderson corridor punches above its location.
Community records
Active resale market
687 active listings and a 40-day median DOM in the ZIP area prove the market trades readily — easy entry, proven exit.
Las Vegas REALTORS / GLVAR, June 2026
New Construction
Who Builds New Homes in and Around Bedford at Cadence?
Cadence is an active master plan with multiple builder series still under construction. Bedford has been built by various national builders operating within the LandWell-planned framework. Phase availability and builder assignments change as the 2,200-acre community progresses — call Nevada Real Estate Group at (702) 637-1759 for the current builder roster, open phases, and inventory.
Family & Mid-Market
Lennar
High-volume builder with multiple Cadence phases
First-Time & Family
KB Home
Personalized build process; active in eastern Henderson
Family
Richmond American
Value-oriented construction with design center options
First-Time & Family
Century Communities
Entry-level new construction in the Cadence corridor
Entry to Mid-Market
DR Horton
High-volume builder; strong inventory near Cadence
Outdoor Recreation
What Outdoor Amenities Does Bedford at Cadence Offer?
Cadence Central Park's 50-acre resort complex anchors Bedford's outdoor scene, with Cornerstone Park's 100 acres of trails and a fishing pond minutes away. The City of Henderson maintains the broader Henderson parks system, and Lake Mead National Recreation Area begins just 15 minutes east.
IN-COMMUNITY
Cadence Central Park
50 acresResort pool · Amphitheater · Sports courts · TrailsHOA-included
The master plan's flagship amenity — resort-style pool, outdoor amphitheater, sports courts, playgrounds, and walking trails that residents use year-round.
10 MIN W
Cornerstone Park
100 acresWalking trails · Fishing pond · Bird watching · PlaygroundFree
Henderson's large naturalistic park offering paved walking and biking trails, a fishing pond, bird watching habitat, and picnic areas — a weekend-drive anchor for Cadence families.
IN-COMMUNITY
Cadence Walking & Biking Trails
Miles of paved pathWalking · Running · CyclingFree (HOA-maintained)
Miles of community-maintained paved paths threading through the 2,200-acre plan — practical morning-run mileage without crossing an arterial road.
IN-COMMUNITY
Cadence Community Pools
Multiple poolsSwimming · RecreationHOA-included
Additional pool facilities beyond Central Park's resort pool, distributed through Cadence's phases for resident convenience.
10 MIN W
Veterans Memorial Park
~20 acresBall fields · Playground · PicnicFree
Nearby municipal park with ball fields and playgrounds serving eastern Henderson families in the Cadence corridor.
10 MIN W
Boulder Highway Corridor
Commercial stripDining · Retail · ServicesFree
The primary commercial corridor serving Cadence — grocery, dining, medical, and daily errands within 10 minutes.
15 MIN E
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · KayakingNPS fee
America's first national recreation area — full-size boating, kayaking, hiking, and desert views accessible in 15 minutes from Bedford via Lake Mead Parkway.
20 MIN S
Sloan Canyon National Conservation Area
48,000 acresHiking · Petroglyphs · Desert viewsFree
Southern Henderson's desert escape — rugged hiking through petroglyphs and canyon terrain, accessed via Stephanie Street south.
The Bedford at Cadence Lifestyle
What Does a Weekend in Bedford at Cadence Look Like?
Three everyday moods within steps of each other: a morning swim in Cadence Central Park's resort pool, an afternoon on Cornerstone Park's trails, and an evening among the restaurants and shops of the Henderson corridor — with City of Henderson's parks system extending the range whenever the weekend calls for something bigger.
2,200Master-Plan Acres
2015Year Established
50Central Park Acres
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Bedford at Cadence Homes This Weekend?
Almost certainly — 687 active ZIP-area listings mean most weekends bring model-home openings and spec-home walk-throughs across Cadence's villages. Builder model homes are typically open daily; resale open houses concentrate on weekends. Newly released spec phases can move quickly, so set up alerts or call (702) 637-1759 to book your tour.
Quick Answer
What does an HOA cost in Bedford at Cadence?
Bedford carries two HOA layers: the Cadence master association and the Bedford sub-association, combined running $90-$200 per month depending on phase and floor plan. That covers Central Park's resort pool, amphitheater, sports courts, walking trails, and community events. The exact split between master and sub dues varies by phase — always pull both resale packages, dues, reserves, and transfer fees during escrow before you close.
Moving to Bedford at Cadence
Should I Move to Bedford at Cadence?
Households from California, Arizona, and out of state are discovering that a new-construction, amenity-rich community at $380K-$600K is genuinely attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why Out-of-State Buyers Are Choosing Bedford at Cadence
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $15,000 per year on state income taxes alone. Bedford at Cadence layers on top of that: an effective property-tax rate of roughly 0.5-0.7% with a 3% annual cap for primary residences, modern construction with builder warranties, and a 50-acre Central Park neighbors treat as a second backyard.
At a $550,000 budget, coastal buyers are looking at a condominium or a long-commute fixer. That same budget in Bedford secures a new-construction single-family home with smart home technology, energy-efficient systems, and a resort-style amenity package — with Cadence Central Park, CCSD's top-rated campuses, and Henderson's proven safety record steps from the driveway.
According to Las Vegas REALTORS, the median list price across the Bedford ZIP area (89011) is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5-0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates several CCSD campuses serving Cadence at 7/10 or above.
Bedford at Cadence sits in the eastern Henderson growth corridor, minutes from the Boulder Highway employment strip, St. Rose Dominican Hospital, and the I-215 beltway that connects to the Strip and the airport. The Cadence plan itself is a major local employer during its buildout phase, with LandWell Company's operations and a growing retail component on the community's commercial parcels.
Cost of Living Snapshot — Bedford at Cadence vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California in nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is housing: a new-construction home with a resort amenity package in Henderson starts where coastal condominiums end.
| Metric | Bedford at Cadence, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $539,900 | ~$900K+ |
| New Construction Entry Point | $380K (Bedford) | $800K+ typical |
| Effective Property Tax Rate | ~0.5%-0.7% | ~1.1% on new purchases |
| Airport Commute | 15 min (Harry Reid) | 45-90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Bedford at Cadence Rental Market — Rent vs. Own
Single-family homes in the 89011 ZIP area typically rent for about $2,000-$2,600 monthly, with new-construction and Cadence-amenity properties commanding premiums above resale rentals. Investor math: $380K entry price, $90-$200 HOA, and a 687-listing market that stays liquid. The City of Henderson tightly regulates short-term rentals — verify the ordinance before underwriting nightly income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Bedford at Cadence? Our team specializes in out-of-state relocation — virtual tours of model homes and finished spec inventory, builder-incentive comparisons, and closing coordination without repeated flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Bedford at Cadence in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Bedford buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your village and floor plan tier
Decide which Cadence village fits: Bedford, Boulevard, or another phase. Within Bedford, floor plans run from compact three-bedrooms near $380K to four-and five-bedroom layouts toward $600K. Know your must-haves before the builder presentation.
Get pre-approved — and compare builder lenders
Builder in-house lenders often offer rate buy-downs and closing-cost credits on spec homes. Compare their offer against an independent lender to make sure the incentive is real savings, not a higher base rate in disguise.
Hire a Cadence specialist
Builder sales reps represent the builder — not you. A Nevada Real Estate Group buyer's agent at the model home is free to you (the builder pays the commission) and negotiates lot premiums, move-in dates, and upgrade packages on your behalf.
Tour in person or virtually
Walk the model homes, then walk Bedford's completed streets to read the actual neighborhood feel. For out-of-state buyers, we run live video tours of available spec homes and surrounding amenities the same day you call.
Write and negotiate the purchase agreement
Builder contracts favor the builder — review every clause for upgrade pricing, contingency periods, and warranty terms. Your agent's read on the market and the builder's current incentive structure sets the negotiation baseline.
HOA docs, warranty review & appraisal
Pull both the Cadence master and Bedford sub-association resale packages — dues, reserves, CC&Rs, and any pending assessments. Review the builder's warranty schedule and transfer terms for the floor plan you're buying.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance on a spec home, or 60-120 days on a build-to-close. Builder move-in schedules can shift — build buffer into your lease end date.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Bedford at Cadence Area Economy?
Bedford sits in the eastern Henderson corridor anchored by the Boulder Highway strip, St. Rose Dominican Hospital, and I-215 access to the Strip and airport. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, and Henderson's $88,654 median household income runs roughly 20% above the Clark County average per the U.S. Census.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
15 minTo airport via I-215Eastern Henderson's primary employment connector
2015+Cadence buildout driving local construction jobsLandWell Company community records
Top Bedford at Cadence-Area Employers
- St. Rose Dominican Hospital (Henderson campus)Healthcare anchor serving eastern Henderson — one of the ZIP area's largest single employers
- Boulder Highway corridor employersRetail, dining, medical offices, and service businesses along the primary commercial strip serving Cadence
- Clark County School District (Cadence-area campuses)Multiple schools serving the Cadence master plan and surrounding neighborhoods
- LandWell Company construction operationsOngoing Cadence buildout employs construction, design, and community management staff
- Las Vegas Strip (20 min via I-515)Major employment hub for hospitality, entertainment, and service workers commuting from eastern Henderson
- Harry Reid International Airport (15 min via I-215)Aviation, logistics, and hospitality employer accessible in 15 minutes from Bedford
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Bedford at Cadence Compare to Henderson, Las Vegas & Inspirada?
If you're weighing Bedford against the valley's other active new-construction addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bedford wins on builder-warranty protection and Central Park amenity value; Inspirada on established plan maturity and southwest commute; Henderson citywide on DOM pace — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Bedford at Cadence | Henderson | Las Vegas | Inspirada |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP area) | $548K | $476K | $554K (ZIP area) |
| Active Listings | 687 (ZIP area) | 2,460 | 8,606 | 317 (ZIP area) |
| Days on Market | 40 | 21 | 20 | 30 |
| Community Type | Active master plan (2015) | Full city | Urban metro | Active master plan (2010s) |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $88,654 (citywide) |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 62 (Henderson) |
| Established | 2015 (LandWell Company) | 1953 (incorporated) | 1905 (founded) | 2010s |
| New Construction | Yes — active phases | Very High (many plans) | Moderate | Yes — active phases |
| Best For | Warranties · Park amenity · New builds | Families · Safety · Variety | Investors · Urban · Value | SW Henderson · Established new plan |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Bedford income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Bedford at Cadence Cost You Each Month?
A $539,900 ZIP-area-median Bedford purchase runs about $3,942 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the area, and budget the dual HOA structure that defines Bedford's carrying-cost profile.
Payment Estimator
Estimate Your Bedford at Cadence Payment
$4,060
Estimated Monthly Payment
- Principal & Interest$3,233
- Property Tax$274
- Insurance$150
- HOA$200
- PMI$202
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Bedford at Cadence right now?
Cadence rental demand is steady, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, a growing master plan with active demand tilts the math toward owning, especially for households using the zero-income-tax savings as a down payment accelerator.
OWN (10% DOWN, 7%)
$3,942 / mo
- Principal & Interest
- $3,233
- Property Tax (~0.6%)
- $270
- Homeowners Insurance
- $120
- HOA (master + sub-association)
- $145
- PMI (10% down)
- $174
5-year net cost:~$148,000
Equity built:~$133,000
RENT (89011 AREA MEDIAN)
$2,200 / mo
- Median 89011 Area Rent
- $2,200
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$143,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Bedford home for five years nets close to renting once principal paydown and appreciation are counted — and the owner walks away with roughly $133,000 in equity (including the down payment) while the renter walks away with none. Cadence's continued buildout supports appreciation assumptions by keeping buyer demand active.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $145/mo blended dual HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Tier in Bedford at Cadence
Bedford carries two HOA layers — the Cadence master association and the Bedford sub-association — combined running $90-$200 monthly. The master covers Central Park, community pools, and trails; the sub covers Bedford-specific streetscape and common areas. Exact dues vary by phase and floor plan; always pull both packages during escrow.
Master Association (Cadence-Wide)
$50–$120 / mo
Cadence Master HOA
$50–$120
Includes:
Central Park, resort pools, sports courts, walking trails, community events, and common-area maintenance across the 2,200-acre plan
Sub-Association (Bedford-Specific)
$40–$80 / mo
Bedford Sub-Association
$40–$80
Includes:
Bedford streetscape, neighborhood common areas, and sub-community standards enforcement
Combined Typical Range
$90–$200 / mo
Combined Dual HOA (Bedford)
$90–$200
Includes:
Full Cadence amenity suite plus Bedford neighborhood services — confirm exact breakdown and any transfer fees with the seller's HOA documents in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Bedford at Cadence?
Lake Mead Parkway connects Bedford to downtown Henderson in about 10 minutes, and the I-215 beltway is reachable in a short drive, putting the airport roughly 15 minutes away. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Bedford at Cadence
- 10 minDowntown HendersonLake Mead Pkwy west
- 10 minBoulder Highway corridorBoulder Hwy north
- 15 minHarry Reid Intl AirportI-215 west
- 10 minCornerstone ParkWigwam Pkwy
- 15 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- 20 minLas Vegas StripI-515/US-95 north
- 30 minSummerlinI-215 west
- 25 minDowntown Las VegasI-515 north
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Bedford at Cadence?
Resale purchases typically close in 30-45 days through Nevada's escrow process. New-construction timelines vary by build stage: spec homes close in 30-45 days, while customizable options run 60-120 days from contract to keys. HOA document delivery adds a few days in either case, and cash buyers can close in as little as 7-14 days.
Quick Answer
What down payment do you need to buy in Bedford at Cadence?
Most Bedford buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of Bedford's price spectrum, and VA loans allow 0% for eligible veterans. On the $539,900 ZIP-area median, plan roughly $27,000 (5%) to $107,980 (20%). Builder lenders often compete with outside financing on rate buy-downs — compare both before locking. Jumbo financing is not typically required in Bedford's $380K-$600K range.
Bedford at Cadence FAQ — 18 Answers
What Do Bedford at Cadence Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Bedford at Cadence?
Bedford homes list from $380K to $600K, and the surrounding 89011 ZIP area shows a $539,900 median list price per Las Vegas REALTORS. The closed median across the ZIP area ran $500,774 over the past hundred days. Inside Bedford, pricing varies by floor plan, lot, and phase — builder upgrades and premium lots push toward the $600K ceiling.
Is Bedford part of Cadence Henderson?
Yes. Bedford is one of the single-family villages inside Cadence, the 2,200-acre master-planned community that LandWell Company has been building in Henderson since 2015. Bedford residents share Cadence's 50-acre Central Park, resort pools, sports courts, and miles of walking trails, with dues flowing to both the Cadence master association and the Bedford sub-association.
What are HOA fees in Bedford at Cadence?
Bedford HOA dues typically run $90 to $200 per month, combining the Cadence master association charge with the neighborhood's own sub-association levy. That budget funds Central Park, resort pools, sports courts, and community walking trails. Dues vary by product line and phase — confirm the exact figures and pull the full HOA documents before submitting any offer.
What amenities does Cadence offer Bedford residents?
The centerpiece is a 50-acre Central Park with a resort pool, amphitheater, sports courts, playgrounds, and walking trails. The broader Cadence community adds additional pools, fitness facilities, community gardens, and a year-round events calendar. Henderson shopping, dining, and medical centers sit within minutes, making the amenity-to-price equation one of the strongest in eastern Henderson.
What schools serve Bedford at Cadence?
Bedford is served by the Clark County School District. Zoned public options include Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School, and Coronado High School. Private campuses like Henderson International School and Bishop Gorman High School draw families across the zip area, and charters like Doral Academy Fire Mesa and Somerset Academy are nearby. Confirm your specific address zoning with CCSD before closing.
How far is Bedford at Cadence from the Strip?
The Las Vegas Strip sits roughly 20 minutes from Bedford via I-515/US-95. Harry Reid International Airport is about 15 minutes via I-215. Downtown Henderson is roughly 10 minutes east along Lake Mead Parkway, and Summerlin is about 30 minutes via I-215 West. The 40-day median DOM in the ZIP area suggests buyers move decisively — know your commute before your first offer.
What is the cost of living like in Bedford at Cadence?
Bedford's $380K-$600K price range sits below Henderson's $548K citywide median, and Nevada's zero state income tax stretches every household budget. HOA dues of $90-$200 monthly are mid-tier for a new master plan. Add a roughly 0.5-0.7% effective property-tax rate per the Clark County Assessor, and daily costs track the rest of Clark County. The trade: you pay a premium for new construction versus resale.
Is Bedford at Cadence a good investment?
Cadence has ranked among Nevada's top-selling communities since 2015, delivering steady buyer demand and healthy resale liquidity. The 89011 ZIP area posted 687 active listings and a $500,774 median sold price over the past hundred days per Las Vegas REALTORS. New-construction warranties and energy-efficient builds reduce near-term maintenance costs, while the 2,200-acre master plan's continued buildout supports long-run appreciation fundamentals.
What property types are available in Bedford at Cadence?
Bedford is a single-family neighborhood offering detached homes with modern floor plans, smart home technology, and energy-efficient construction. Floor plans vary by phase and builder series — ranging from compact three-bedroom plans near $380K to larger four-and five-bedroom layouts pushing $600K. Townhomes and condos are not part of Bedford but are available in other Cadence villages. Ask our team for current available floor plans.
How does Bedford compare to other Cadence villages?
Bedford occupies Cadence's single-family mid-range tier at $380K-$600K, sharing the master plan's amenity infrastructure with sibling villages at similar price points. Other Cadence villages offer similar new-construction quality with slightly different site orientations and builder series. The distinction matters for lot selection and HOA sub-association specifics — our agents walk every comparison side by side.
Are there new construction homes available in Bedford?
Cadence is an active master plan still under construction as of 2026. New-build availability varies by phase, and builder incentives — closing cost credits, rate buy-downs, design upgrades — change monthly. Nevada Real Estate Group maintains direct builder relationships across every Cadence village. Call (702) 637-1759 for current phase availability, incentive stacks, and a side-by-side of Bedford versus neighboring new-build villages.
What is the rental market like in the Bedford ZIP area?
Single-family homes in the 89011 ZIP area typically rent for approximately $2,000-$2,600 per month per Las Vegas REALTORS rental tracking, with new-construction homes commanding premiums over resale rentals. Cadence's amenity package and top-rated CCSD schools support tenant quality and minimal vacancy. The City of Henderson tightly regulates short-term rentals — underwrite Bedford for long-term tenants only.
How is the commute from Bedford at Cadence?
The Lake Mead Parkway connects Bedford to downtown Henderson in about 10 minutes, and the I-215 beltway is reachable in a short drive, putting Harry Reid Airport roughly 15 minutes away and the Strip about 20 minutes. Boulder Highway and Stephanie Street add north-south access to the eastern Henderson employment corridor. Test your peak-hour commute before committing to a specific lot or phase.
Is Bedford at Cadence safe?
Bedford is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. Cadence is a newer planned community with interior residential streets, active neighborhood associations, and street lighting throughout. The typical risk profile is suburban property-matter incidents rather than violent crime.
What should I know before buying in Bedford at Cadence?
Four things move real money here. First, dual HOA: confirm both the Cadence master and Bedford sub-association dues plus any move-in transfer fees. Second, builder incentives expire — today's rate buy-down may not be on offer next week. Third, lot premium: corner, park-facing, and cul-de-sac lots carry price premiums not always visible in the base price. Fourth, resale readiness: verify the builder's warranty transfer terms before closing.
What down payment do you need to buy in Bedford at Cadence?
Most Bedford buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of Bedford's price spectrum, and VA loans allow 0% for eligible veterans. On the $539,900 ZIP-area median, plan roughly $27,000 (5%) to $107,980 (20%). Builder lenders often compete with outside financing on rate buy-downs — compare both before locking. Jumbo financing is not typically required in Bedford's $380K-$600K range.
What does an HOA cost in Bedford at Cadence?
Bedford carries two HOA layers: the Cadence master association and the Bedford sub-association, combined running $90-$200 per month depending on phase and floor plan. That covers Central Park's resort pool, amphitheater, sports courts, walking trails, and community events. The exact split between master and sub dues varies — always pull both resale packages, dues, reserves, and transfer fees during escrow before you close.
How long does it take to close on a home in Bedford at Cadence?
Resale purchases in Bedford typically close in 30-45 days from accepted offer through Nevada's escrow process. New-construction timelines depend on build stage: move-in-ready spec homes close in 30-45 days; homes with customizable options may run 60-120 days from contract to keys. HOA document delivery adds a few days in either scenario. Cash buyers can close in as little as 7-14 days on a completed spec home.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Bedford at Cadence?
These are the eight queries Bedford at Cadence buyers actually type into Google and AI assistants — answered with specifics you can verify: plan facts from LandWell Company records, prices from City of Hendersonand Las Vegas REALTORS, and school ratings from GreatSchools.
Is Bedford at Cadence part of Henderson?
Yes. Bedford at Cadence is a single-family village inside the Cadence master-planned community, which sits within the City of Henderson. Henderson police, fire, water, and city services cover every Cadence address. Mailing addresses say Henderson, NV 89011.
What ZIP code is Bedford at Cadence?
Bedford at Cadence is in ZIP code 89011, which covers the eastern Henderson corridor including the Cadence master plan, Lake Las Vegas to the east, and surrounding neighborhoods. Area-level market statistics reference 89011 broadly — always verify a specific address.
How many homes are in Cadence Henderson?
Cadence is still under active construction across its 2,200 acres as of 2026. LandWell Company continues adding villages and phases; total homes will vary as the master plan approaches completion. Bedford is one of multiple single-family villages within the larger plan.
Does Bedford at Cadence have a pool?
Yes — Bedford residents have access to Cadence Central Park's resort-style pool, one of the largest community pools in eastern Henderson. Additional pools are distributed through Cadence's phases. Pool access is included in the HOA dues, not a separate membership.
Is Cadence Henderson a good neighborhood?
Cadence has ranked among Nevada's top-selling communities since 2015, which is the market's answer. Henderson consistently tops safety rankings per FBI UCR data, CCSD schools serve the area, and the 50-acre Central Park delivers amenity value that most master plans at this price tier don't match.
What is LandWell Company?
LandWell Company is the master developer of Cadence — a Las Vegas-based real estate development firm that planned and is executing the 2,200-acre community in eastern Henderson. LandWell sells finished lots to national builders who construct the individual homes in each village.
How far is Bedford at Cadence from Lake Mead?
About 15 minutes east via Lake Mead Parkway. Lake Mead National Recreation Area's Boulder Beach launch area and hiking trailheads are the closest access points from Bedford — a practical day-trip for boating, kayaking, or desert hiking.
Is Bedford at Cadence a good investment?
The fundamentals favor it: Cadence is a top-selling Nevada master plan, new-construction warranties reduce near-term maintenance costs, and the 89011 ZIP area posted 687 active listings at a $500,774 median sold price over the past 100 days per Las Vegas REALTORS. Returns still depend on floor plan, phase, and buy price.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships across Cadence and Henderson's master plans, backed by 6,225+ closed transactions and $4.1B+ in volume since 2009. Our agents negotiate lot premiums, builder incentive stacks, and dual HOA terms that self-represented buyers routinely leave on the table — and 9,061+ verified five-star reviews confirm clients notice the difference.
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Ranked Top 100 nationwide, RealTrends 2025
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Henderson, Summerlin, Las Vegas, North Las Vegas
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Ready to make a move?
Want to Talk to a Bedford at Cadence Real Estate Expert?
6,225+ transactions and $4.1B+ in volume since 2009 — our team knows every Cadence phase, lot premium, and builder incentive. Call (702) 637-1759 or tell us what you're looking for. In an active master plan where incentives and dual HOA terms shift monthly, knowing the current phase is the whole game.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Bedford at Cadence?
Compare Bedford at Cadence with neighboring Henderson master plans, established communities, and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Bedford's new-construction warranties for an established plan's maturity actually buys you more home for the money.
A–Z INDEX
Which Cadence Villages and Nearby Communities Can You Explore A–Z?
Cadence's 2,200 acres encompass multiple named villages and phases. Dedicated village pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, dues, and school zoning for any of them on request.
B
- Bedford at Cadence (this page)
- Boulevard at Cadence
C
- Cadence Central Park
- Cadence master plan (parent community)
- Cornerstone Park
G
- Green Valley Ranch (nearby)
KEEP LEARNING
What Else Should You Read About Bedford at Cadence?
These guides extend the research most Bedford buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Bedford's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Bedford at Cadence Data Come From?
Every statistic is sourced from a primary or government dataset and refreshed monthly. One scope note: the MLS reports at ZIP 89011, which is broader than Bedford itself — it covers other Cadence villages and surrounding neighborhoods — so area-level figures are labeled as such throughout. Follow any link below to verify a number.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Bedford at Cadence ZIP area (89011). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Bedford at Cadence is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules for the Cadence area. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Bedford at Cadence area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — Zero state income tax confirmation and Nevada tax structure for relocating households. tax.nv.gov
- LandWell Company / Community Records — Cadence master plan acreage, established date, village structure, and amenity specifications. cadencenv.com
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).
Last refresh: June 2026 · Next scheduled refresh: July 2026