Anthem is the largest master-planned community in Henderson: 4,775 acres terraced across the McCullough Range foothills in southeastern Henderson, with over 14,000 homes across six distinct sub-communities. The community runs the full lifestyle spectrum inside one master plan: guard-gated golf at Anthem Country Club, the 7,200-home active-adult resort at Sun City Anthem, family neighborhoods in Anthem Highlands and Anthem Coventry, the trail-adjacent guard-gated Madeira Canyon on its southern edge, and the smaller guard-gated 55-plus Solera at Anthem.
What separates Anthem from the other major Henderson master plans, MacDonald Ranch and Green Valley Ranch, is scale plus elevation. Anthem sits higher, runs larger, and contains a broader sub-community mix than any other Henderson master plan, with foothills elevations from roughly 2,500 feet at the lower entries to 3,400 feet at the highest Anthem Country Club lots. This guide is the buyer-side transaction map for Anthem in 2026: what the sub-communities are, what actually closed in each according to Las Vegas MLS data pulled through Repliers on September 19, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026), what HOA dues and club membership cost, which schools serve the address, and how Anthem compares head-to-head with its Henderson neighbors.
Anthem is a 4,775-acre master-planned community in southeastern Henderson with 14,000-plus homes across six sub-communities, developed since 1998 by Del Webb and Pulte. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, 548 Anthem homes closed in the 12 months ending September 18, 2026 at a $649,990 median, from a $585,000 median in Sun City Anthem to $1,625,000 in Anthem Country Club. Pick the sub-community first; the median only makes sense inside it.
- 548 Anthem homes closed in the 12 months ending September 18, 2026, at a $649,990 median and 34-day median days on market.
- Sun City Anthem drove 343 of those closings at a $585,000 median; Anthem Country Club 98 at $1,625,000.
- Anthem Country Club's $8,259,780 top sale and $444 per square foot put it in the valley's luxury ranking.
- 219 Anthem listings were active on September 18, 2026 at a $668,000 median ask, 4.8 months of supply.
- Anthem Country Club's club is a separate entity from the HOA, joined by member sponsorship, with no published fees.
See what's on the market: Henderson homes for sale shows every active MLS listing with current prices and photos.
What exactly is Anthem in 2026?
Anthem is a master-planned residential community spanning 4,775 acres in southeastern Henderson, Nevada. According to the City of Henderson, the master plan was entitled in the mid-1990s by Del Webb (later acquired by Pulte Homes), with home construction beginning in 1998 and continuing through approximately 2010 across the major sub-community phases. As of fall 2026 the community contains over 14,000 single-family homes plus several thousand attached and condominium units across six recognizable sub-communities.
The community is not a single homogeneous neighborhood; it is an umbrella of sub-communities, each with its own developer phase, gate posture, HOA structure, amenity program, and buyer profile. The umbrella shares ZIP codes 89052 and 89044, the foothills elevation and views, and the broader Henderson civic infrastructure. In MLS records the umbrella shows up under dozens of plat names, and the three most active in the 12 months ending September 18, 2026 were Sun City Anthem (233 closings), Sun City Anthem Phase 2 (34), and Anthem Highlands (31), according to Las Vegas MLS data pulled through Repliers on September 19, 2026.
The headline numbers for the whole plan on that window: 548 closings, a $649,990 median sold price, an $862,941 average, an $8,259,780 top sale, $307 per square foot, and a 34-day median days on market, with 219 listings active on September 18, 2026 at a $668,000 median ask, or about 4.8 months of supply. The gap between the $649,990 median and the $862,941 average is the whole story of Anthem in one line: most of the volume is Sun City Anthem product in the $500,000s and $600,000s, and a smaller number of Anthem Country Club estates in the millions pull the average up. Any single "Anthem median" you read elsewhere depends entirely on which of those two populations the writer included and which window they measured, which is why the sub-community pricing section below matters more than any plan-wide figure.
Where is Anthem located and why does the foothills position matter?
Anthem occupies the southeastern Henderson foothills along Anthem Parkway and the McCullough Range slopes, with the master plan bounded roughly by Saint Rose Parkway to the north, the foothills to the east and south, and Eastern Avenue to the west. According to U.S. Geological Survey topographic data for the McCullough Range, Anthem lots span elevations from approximately 2,500 feet at the lower northern entries up to 3,400 feet at the highest Anthem Country Club summit positions, roughly 700 to 1,600 feet above the Las Vegas valley floor.
The elevation translates to two structural benefits. First, view orientation: hundreds of Anthem lots have unobstructed view corridors over the valley floor toward the Strip, downtown, and the Spring Mountain skyline, and the premium those lots carry shows up in the $8,259,780 top sale inside Anthem Country Club. Second, microclimate: the higher Anthem elevations run several degrees cooler than the Henderson valley floor on summer afternoons, with steady afternoon breezes from the western slope, and according to NV Energy residential cooling is the dominant summer load in Southern Nevada, so cooler evening air on a hillside lot is a real, if modest, operating-cost advantage over the same floor plan on the valley floor.
Commute geography from Anthem is competitive though not best-in-Henderson. According to Federal Highway Administration commute data, the typical 7-to-9 a.m. drive to the Strip via I-215 and I-15 runs approximately 22 to 28 minutes, Harry Reid International Airport runs 22 to 26 minutes, and the Henderson Executive Airport for private aviation is just 6 to 10 minutes south, the shortest private-aviation commute of any major Henderson master plan. St. Rose Dominican Hospital, the Galleria at Sunset, and the St. Rose Parkway retail corridor sit inside a ten-minute radius. For a broader view of the city's neighborhood landscape, see our Henderson city page, the wider Las Vegas valley overview, and our moving to Las Vegas guide for relocating buyers.
What sub-communities make up Anthem?
The Anthem umbrella contains six primary sub-communities that buyers shop as a set, and each has a distinct developer phase, architectural code, gate posture, and buyer profile. Home counts below follow our community pages and are approximate; the price ranges are the practical shopping bands we use with clients in 2026, with the measured MLS medians in the pricing section that follows.
| Sub-community | Type | Approximate homes | Gate posture | 2026 shopping band |
|---|---|---|---|---|
| Anthem Country Club | Guard-gated golf, custom and semi-custom luxury | 1,200-plus | 24-hour guard-gated | $1,200,000 to $8,000,000-plus |
| Sun City Anthem | Del Webb 55-plus active adult | 7,219 | Open with controlled amenities | $350,000 to $750,000 |
| Anthem Highlands | Family single-family, established | 1,000-plus | Open | $500,000 to $800,000 |
| Anthem Coventry | Family single-family, original village | 1,200-plus | Open | $500,000 to $900,000 |
| Solera at Anthem | Smaller 55-plus, guard-gated | 900-plus | 24-hour guard-gated | $350,000 to $650,000 |
| Madeira Canyon | Guard-gated, trail-adjacent, southern edge | 1,200-plus | Guard-gated | $400,000 to $1,500,000-plus |
Two structural points. First, Sun City Anthem is the volume: with 7,219 homes it holds roughly half the single-family inventory in the plan and, at 343 of the 548 closings in the 12 months ending September 18, 2026, it produced well over half the transactions. Anyone quoting an Anthem-wide statistic is mostly quoting Sun City Anthem. Second, Anthem Country Club is the value: with 1,200-plus homes it produced 98 closings, but at a $1,848,083 average those closings represented a larger share of dollar volume than the 343 Sun City sales. The four remaining sub-communities (Highlands, Coventry, Solera, and Madeira Canyon) together account for the other 107 closings, with Anthem Highlands' 31 the largest single plat among them.
For buyers comparing Anthem to other Henderson umbrella master plans, see our MacDonald Ranch umbrella master plan guide, a similar multi-sub-community structure on the adjacent foothills.
What does Anthem pricing look like by sub-community?
This is the section that resolves the conflicting "Anthem median" figures you will find online. Different sources quote different medians because they measure different populations over different windows: a figure that includes only the resale single-family homes in the family neighborhoods lands well above one that includes Sun City Anthem's attached villas, and a figure that includes Anthem Country Club's custom estates lands higher still. Here is what the same 12-month MLS window shows for each population we can isolate cleanly, according to Las Vegas MLS data pulled through Repliers on September 19, 2026.
| Metric | Anthem (whole plan) | Anthem Country Club | Sun City Anthem | All other Anthem neighborhoods |
|---|---|---|---|---|
| 12-month closings | 548 | 98 | 343 | 107 |
| Median sold price | $649,990 | $1,625,000 | $585,000 | Not measured separately |
| Average sold price | $862,941 | $1,848,083 | $637,659 | Not measured separately |
| Top sale | $8,259,780 | $8,259,780 | $1,875,000 | Not measured separately |
| Sold $/sq ft | $307 | $444 | $300 | Not measured separately |
| Median days on market | 34 | 33 | 36 | Not measured separately |
| Active listings (Sep 18, 2026) | 219 | 29 | 126 | 64 |
| Median ask of actives | $668,000 | $2,850,000 | $624,900 | Not measured separately |
| Months of supply | 4.8 | 3.6 | 4.4 | Not measured separately |
How to read it. The plan-wide $649,990 median is the number to use if you want one figure for Anthem, and it is lower than some published estimates because it includes every recorded sale in the plan, attached and detached, in a window in which Sun City Anthem produced 63% of the volume. The $585,000 Sun City Anthem median is the 55-plus product; the $1,625,000 Anthem Country Club median is the guard-gated golf tier, and its $2,850,000 median ask on 29 active listings tells you the current listings skew toward the custom end. The "all other" column, which combines Anthem Highlands, Coventry, Solera, and the Madeira Canyon plats that clear through Anthem, is where the family-home buyer lives; those 107 closings with 64 actives sit between the two measured populations, and we pull a fresh sub-community comp set for any specific address rather than quoting a blended figure.
Two things the table settles. First, Anthem is a balanced market: 4.8 months of supply plan-wide, 3.6 in Anthem Country Club, 4.4 in Sun City Anthem, with 33-to-36-day median days on market across all three, which is neither a bidding-war market nor a buyer's market. Second, the per-square-foot spread ($300 in Sun City Anthem, $444 in Anthem Country Club) is smaller than the price spread, because Country Club homes are simply much larger; a buyer stepping up from Sun City to the Country Club is mostly buying square footage and the gate, not a dramatically different price per foot.
What does Anthem Country Club offer members?
Anthem Country Club (ACC) is the guard-gated luxury sub-community anchored by an 18-hole championship course designed by Hale Irwin and Keith Foster, a full-service clubhouse, a resort pool complex, tennis and pickleball courts, and fine and casual dining. According to the City of Henderson, the community occupies some of the highest elevation in the Anthem foothills, and its course plays through natural desert terrain at elevations from roughly 2,900 to 3,400 feet with signature mountain-view holes. Be careful with what you read about membership here, because the community write-ups circulating online contradict each other and none of them match what the two organizations actually publish. The Anthem Country Club Community Association — the HOA — states that the social and golf club is a separate entity and by membership only. The club itself says every new member is sponsored by and receives an invitation from an existing member, and that membership does not require residency inside the gated community. Neither organization publishes an initiation fee or a dues schedule, and neither states that ownership inside the gate obligates you to join. Get the answer for your specific parcel from the resale package and in writing from the membership office at (702) 614-5006 before contract, and do not budget off a number you found in a listing description.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, 98 Anthem Country Club homes closed in the 12 months ending September 18, 2026 at a $1,625,000 median, a $1,848,083 average, $444 per square foot, and a 33-day median days on market, with the $8,259,780 top sale setting the ceiling for the whole Anthem plan. Twenty-nine listings were active on September 18, 2026 at a $2,850,000 median ask, or 3.6 months of supply. That 33-day figure is worth pausing on: it is faster than the $1,200,000-to-$2,000,000 tier valley-wide (37 days) and far faster than the 80-to-130-day range that many luxury guides still quote for the community. Anthem Country Club is currently one of the most liquid guard-gated golf markets in the valley, and on the same 12-month dataset it ranks #21 of 37 luxury communities by average sold price, between Country Club Hills in Summerlin and Rancho Circle.
The architectural mix is broader than in competing ultra-luxury communities like Ascaya: buyers can find Mediterranean, transitional, and contemporary styles across ACC, with production luxury homes by Toll Brothers, semi-custom builds, and full custom estates on the summit lots. Compared with MacDonald Highlands (64 closings at a $4,300,000 median on the same window) the Country Club is the accessible guard-gated golf entry in Henderson, and the mandatory membership is the trade: you pay for the club whether or not you play, and in exchange you get a fully funded club with a member roster the size of the community.
What is Sun City Anthem like for 55-plus buyers?
Sun City Anthem is the largest 55-plus active-adult community in the Las Vegas valley, with 7,219 homes across a Del Webb-developed footprint that occupies the largest single sub-community within Anthem. According to the Sun City Anthem Community Association, the community runs three recreation centers — the 77,000-square-foot Anthem Center, the 31,000-square-foot Independence Center and the 22,000-square-foot Liberty Center, about 130,000 square feet combined — plus multiple indoor and outdoor pools, tennis and pickleball courts, fitness centers, woodworking and ceramics studios, a community library, an amphitheater, and more than 60 resident clubs. Sun City Anthem owns no golf course. Its own golf page states that the public Revere Golf Club is a separate entity, not affiliated with the association, that offers residents discounted green fees, and Anthem Country Club's private course is a different club again.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, 343 Sun City Anthem homes closed in the 12 months ending September 18, 2026 at a $585,000 median, a $637,659 average, $300 per square foot, and a 36-day median days on market, with a $1,875,000 top sale for the largest premium-view estate product. One hundred twenty-six listings were active on September 18, 2026 at a $624,900 median ask, or 4.4 months of supply. That is roughly 86 closings a quarter, which makes Sun City Anthem one of the most consistent active-adult resale markets in the Southwest and, on the same dataset, #31 of 37 in our luxury ranking by average sold price, ahead of Rhodes Ranch and Sun City Summerlin.
Home prices run from the high $300,000s for the smallest single-story villas to the $700,000s and above for the largest premium-lot homes with mountain or golf views, and the $585,000 median tells you the typical sale is a mid-size single-story detached home. HOA dues cover the full amenity program and run in the low-to-mid hundreds per month; request the current assessment in the resale package. For buyers weighing Sun City Anthem against the valley's other age-qualified options, our 55-plus communities in Las Vegas hub covers every alternative, and the boutique guard-gated choice inside the same master plan is Solera at Anthem, covered below.
What are Anthem Highlands, Coventry, and the family neighborhoods?
The family neighborhoods inside Anthem, primarily Anthem Highlands (1,000-plus homes) and Anthem Coventry (1,200-plus homes), are the volume tier for relocating Henderson family buyers who want the Anthem address without the country-club membership or the 55-plus age restriction. Both were built across multiple national-builder phases from approximately 1998 through 2006, with builders including Pulte, KB Home, and Richmond American delivering homes in the 1,400-to-3,500-square-foot range. Highlands sits on elevated terrain along Anthem's eastern slopes, so a meaningful share of its homes carry valley and mountain views; Coventry was one of the original villages and sits closer to the St. Rose Parkway and Eastern Avenue retail.
Anthem Highlands was the third most active plat in the whole plan in the 12 months ending September 18, 2026, with 31 recorded closings, according to Las Vegas MLS data pulled through Repliers on September 19, 2026. Combined, the family neighborhoods plus Solera and the Madeira Canyon plats that clear through Anthem produced 107 closings against 64 active listings on September 18, 2026. We do not publish a blended median for that group because Highlands, Coventry, Solera, and Madeira Canyon are genuinely different products; the practical shopping bands are roughly $500,000 to $800,000 in Highlands, $500,000 to $900,000 in Coventry, and a fresh comp pull for any specific street takes minutes.
HOA dues in the family neighborhoods run lower than in the guard-gated sub-communities and lower than in Sun City Anthem, because the open villages do not carry a manned gate or a resort-amenity reserve burden; residents still receive access to the Anthem community amenities, the parks, and the trail network. The architectural style follows the Southwest and Mediterranean palette that characterizes Anthem (stucco exteriors, tile roofs, earth tones), and many owners have invested in modern kitchens, pools, and outdoor living spaces. The school zoning, covered below, is the same for Highlands and Coventry as for the rest of the plan, and it is the single biggest reason family buyers choose these villages over comparable product in central Henderson. For buyers stepping up from a first home, our first-time buyer roadmap covers the financing sequence.
What do Madeira Canyon and Solera at Anthem add?
Madeira Canyon is the guard-gated community on Anthem's southern edge that buyers almost always shop alongside the Anthem villages. Originally developed by Toll Brothers and Focus Property Group beginning in 2004 on roughly 800 acres, it sits directly against the McCullough Range with dramatic mountain views and a stronger sense of seclusion than the Anthem interior. According to the City of Henderson Parks and Recreation department, the Madeira Canyon trailhead connects to the broader McCullough Hills trail system with scenic overlooks over the valley and Strip. The community holds roughly 1,200-plus homes from approximately $400,000 for established single-family resales to $1,500,000-plus for custom and semi-custom estates on premium view lots, with a private recreation center (resort pool, spa, fitness, tennis, basketball) and a 55-plus guard-gated neighborhood, Club M, inside the larger gate.
Solera at Anthem is the smaller, more intimate guard-gated 55-plus alternative to Sun City Anthem: roughly 900-plus homes developed by Del Webb beginning in 2001 across a single-story footprint, with a private clubhouse, resort pool and spa, fitness center, tennis and bocce courts, and an active social calendar. Solera trades the massive amenity program of Sun City Anthem for boutique scale, HOA-maintained front yards, and a 24-hour guard gate. Home prices run from approximately $350,000 for the smaller attached patio homes to about $650,000 for detached homes on oversized lots with mountain views. For buyers who want 55-plus living with a smaller-community feel and a manned gate, Solera is the structural pick; for buyers who want three recreation centers and 100-plus clubs, Sun City Anthem is. Age-qualified buyers should compare the two in our Solera at Anthem guide.
Both communities share a practical trait: they are guard-gated, which means the resale package under Nevada Revised Statutes Chapter 116 will show a higher master assessment than the open Anthem villages to fund the gate, roving patrol, and private-street maintenance, and buyers should read the reserve study carefully because gate and street reserves are the line items most likely to produce a special assessment in a 20-year-old guard-gated community.
Which schools serve Anthem?
Anthem falls within the Clark County School District attendance area. According to GreatSchools ratings as of spring 2026, the assigned schools for most of the plan are John C. Vanderburg Elementary (8 out of 10), Del E. Webb Middle School (7 out of 10), and Coronado High School (6 out of 10), and the Vanderburg-to-Webb-to-Coronado feeder is consistently one of the most requested school assignments in Henderson. The schools serve the same broader foothills attendance zone that also covers MacDonald Ranch and portions of southern Anthem. Always verify exact attendance boundaries for a specific Anthem address using the CCSD school-zone locator, because boundary lines follow specific street corridors and can differ between adjacent sub-communities, and a 55-plus buyer in Sun City Anthem or Solera will not care about them at all.
For private and charter alternatives within a 15-minute drive, the strongest options include Henderson International School (PreK-12), Bishop Gorman High School (the Diocese of Las Vegas Catholic college-preparatory campus in the southwest valley), Pinecrest Academy of Nevada (K-12 charter, A-rated), Doral Academy of Nevada (K-8 charter, 9 out of 10), and Somerset Academy (K-8 charter). According to the Nevada State Public Charter School Authority, both Doral and Somerset run multi-year kindergarten waitlists, so families planning to use charter schools should apply early, ideally before they close on the house.
Two practical notes for family buyers. First, the school assignment is the same across Anthem Highlands, Coventry, and Anthem Country Club, so a family choosing among them is choosing on price, gate, and golf, not on schools. Second, Coronado High School's campus sits on the Anthem side of Henderson, which keeps the high-school commute short for the plan's family villages, a small daily advantage that buyers moving from larger metros consistently underrate.
What HOA fees should buyers expect across Anthem sub-communities?
HOA fees vary widely across the Anthem umbrella because each sub-community has its own assessment structure, amenity program, and gate posture. The full range runs from roughly $80 per month in the lowest Anthem Highlands sub-villages to roughly $200 per month in Sun City Anthem and Solera, before any Anthem Country Club membership layers on top. These are the ranges we have seen in resale packages across the Anthem closings we have represented; the resale package for the specific home is the only authoritative number.
| Sub-community | Master HOA monthly (typical range) | Gate posture | Club initiation and monthly dues |
|---|---|---|---|
| Anthem Country Club | $170 to $240 | 24-hour guard-gated | Separate club, by member sponsorship; no published fees |
| Sun City Anthem | $140 to $200 | Open with controlled amenities | Three recreation centers included; no club initiation |
| Anthem Highlands | $80 to $140 | Open | None required |
| Anthem Coventry | $90 to $135 | Open | None required |
| Solera at Anthem | $160 to $220 | 24-hour guard-gated | Private recreation center included |
| Madeira Canyon | $150 to $200 | Guard-gated | Recreation center included; trail system public |
According to Nevada Revised Statutes Chapter 116, Nevada common-interest community law requires HOAs to provide annual budget disclosures, reserve-study summaries, and CC&R copies during the resale-disclosure window. Always request the resale package promptly after contract acceptance, because assessments, pending special assessments, and sub-association layering vary by sub-community within Anthem, and several Anthem villages carry a sub-association on top of the master.
What is the resale market like across Anthem?
Anthem resale operates as a set of distinct micro-markets that share infrastructure but behave independently on the resale clock. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, here is how the populations we can isolate behaved in the 12 months ending September 18, 2026.
| Sub-community | 12-month closings | Median sold | Median days on market | Active (Sep 18, 2026) | Months of supply |
|---|---|---|---|---|---|
| Sun City Anthem | 343 | $585,000 | 36 | 126 | 4.4 |
| Anthem Country Club | 98 | $1,625,000 | 33 | 29 | 3.6 |
| Highlands, Coventry, Solera, Madeira Canyon combined | 107 | Pulled per address | Pulled per address | 64 | About 7.2 |
| Anthem, whole plan | 548 | $649,990 | 34 | 219 | 4.8 |
The pattern that matters for buyers and sellers is the balance. At 4.8 months of supply plan-wide and a 34-day median days on market, Anthem is neither the bidding-war market of 2021 nor a buyer's market; a well-priced home sells in five weeks and an overpriced one sits. The two measured sub-communities are tighter still (3.6 and 4.4 months), and the combined family-and-guard-gated group, with 64 actives against 107 annual closings, carries the most inventory relative to sales, which is where a buyer has the most room to negotiate this fall. Across the valley's $1,200,000-to-$2,000,000 closings in the same window, the median sale-to-original-list ratio was 94.4%, and Anthem Country Club sellers should expect roughly that; in the $500,000s and $600,000s the valley closed much closer to asking.
According to Las Vegas REALTORS, the valley-wide median existing single-family price eased to $480,000 in July 2026, so Anthem's $649,990 plan-wide median sits about 35% above the valley, and the Country Club's $1,625,000 sits at more than three times it. The 2026 shift toward more balanced conditions has affected the entry and mid-tier sub-communities more than the Country Club tier, because the luxury buyer pool operates on its own clock and because the Country Club's mandatory membership screens out speculative demand.
What financing options work for Anthem buyers?
Anthem purchases split across the typical Henderson financing mix, and the mix shifts by sub-community. In our experience, the Country Club tier is dominated by jumbo conventional loans and cash; the family villages run mostly conventional financing at 10% to 20% down with a meaningful FHA and VA share; and Sun City Anthem and Solera carry the heaviest cash share in the plan, because retiree buyers frequently pay from prior-home equity. According to the Mortgage Bankers Association, purchase applications nationally have skewed toward conventional product through 2026, and Anthem tracks that pattern.
Rates set the payment. According to the Freddie Mac Primary Mortgage Market Survey, the 30-year fixed averaged 6.71% for the week ending September 3, 2026. Applied to an 80% loan on each measured 12-month median, that produces roughly $3,359 per month in principal and interest on a $519,992 loan against the $649,990 plan-wide median, about $3,023 on a $468,000 loan against Sun City Anthem's $585,000 median, and about $8,397 on a $1,300,000 loan against Anthem Country Club's $1,625,000 median, before taxes, insurance, and HOA. Jumbo loans on the Country Club purchases price above the benchmark, so treat that last figure as a floor.
For first-time Anthem buyers in the family villages, the most powerful program combination is FHA financing plus the Nevada Home Is Possible down-payment assistance program. According to the Nevada Housing Division, Home Is Possible can provide assistance of roughly 4% to 5% of the loan amount that effectively reduces FHA's 3.5% down payment to little or nothing out of pocket for eligible buyers, subject to income limits and a first-mortgage rate that runs above market. VA buyers, who are a meaningful share of Henderson's market given Nellis Air Force Base and the valley's veteran population, can buy in any Anthem village with no down payment. The first-time buyer roadmap walks through the full sequence, and for 55-plus buyers paying cash, the practical advice is to keep proof of funds current, because Sun City Anthem sellers routinely receive competing cash offers at a 36-day median days on market.
What do property taxes and HOA dues actually cost across Anthem?
The carrying cost of an Anthem home is the sum of three line items that buyers relocating from higher-tax states routinely underestimate the savings on: the Clark County property tax bill, the master and sub-association HOA dues, and, for Country Club buyers who join the club, whatever the club's own initiation and dues turn out to be. Across the Anthem closings we have represented, the property-tax line is the single biggest pleasant surprise for buyers arriving from California, Illinois, or the Northeast.
According to the Clark County Assessor, assessed value in Nevada is 35% of taxable value, and the combined Clark County rate runs roughly $3.00 to $3.50 per $100 of assessed value. On the $649,990 plan-wide median, the unabated math is $227,497 of assessed value and roughly $7,280 a year at $3.20 per $100; on Sun City Anthem's $585,000 median, roughly $6,550; on the Country Club's $1,625,000 median, roughly $18,200. Nevada's abatement then caps the annual increase in the tax bill at 3% for owner-occupied homes under Nevada Revised Statutes Chapter 361, which is why long-held Anthem homes carry bills far below the unabated figure and why a new buyer should budget the unabated number for year one. For a deeper breakdown of how the abatement math works, see our Las Vegas property tax guide. Even at the unabated figure, a $650,000 Anthem home carries a fraction of what the same buyer paid on a comparable coastal home.
HOA dues follow the table above: roughly $80 to $140 per month in Anthem Highlands, $90 to $135 in Coventry, $140 to $200 in Sun City Anthem, $160 to $220 in Solera, $150 to $200 in Madeira Canyon, and $170 to $240 in Anthem Country Club, which is the HOA assessment only — the club is a separate entity and publishes neither an initiation nor a dues schedule, so that line has to come from the club in writing rather than from an estimate. In our experience, buyers who run the full carrying-cost math up front (tax plus HOA plus any club obligation they actually take on) make faster, cleaner offers than those who leave the club line as a question mark until after touring. Compared against other luxury communities in the valley, Anthem's open villages deliver among the lowest total carrying costs for the amenity depth on offer, while the guard-gated tiers sit mid-pack.
How does Anthem compare to MacDonald Ranch and Green Valley Ranch?
Three Henderson master plans are most often considered alongside Anthem: MacDonald Ranch (3,200-acre umbrella on the adjacent foothills with a similar multi-sub-community structure), Green Valley Ranch (central Henderson, established family master plan, GVR Resort anchor), and Seven Hills (guard-gated golf, mid-Henderson, smaller boutique scale). Ultra-luxury buyers comparing Anthem Country Club against the strictly contemporary alternative should also see Ascaya. The decision among them is usually driven by scale preference, golf-club preference, school zoning, and elevation.
The 12-month MLS data sharpens the comparison. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, Anthem's 548 closings at a $649,990 median compare with Seven Hills' 118 closings at a $655,000 median (with a $6,500,000 top sale and 6.7 months of supply against Anthem's 4.8), and Anthem Country Club's 98 closings at $1,625,000 compare with MacDonald Highlands' 64 at $4,300,000 and the Canyons at MacDonald Ranch's 31 at $1,400,000. In other words, Anthem and Seven Hills trade at almost the same plan-wide median, but Anthem has nearly five times the transaction depth and tighter supply, and the Country Club sits squarely between MacDonald Ranch's two guard-gated tiers on price.
The headline differences: Anthem is the scale-and-elevation choice, with the largest footprint, the most sub-communities, the highest elevations, and the most amenity depth (especially the Sun City Anthem program). MacDonald Ranch is the parallel umbrella choice, with similar structure but smaller total scale and the ultra-luxury anchor in MacDonald Highlands. Green Valley Ranch is the mature-family-and-central-Henderson choice: shorter Strip commute, mature tree canopy, the GVR Resort and District amenities, but less elevation and no golf-club anchor inside the master plan. Seven Hills is the boutique guard-gated golf choice, a smaller community with a more uniform luxury profile and Rio Secco Golf Club. Buyers who want the broadest set of options at every life stage inside one address choose Anthem; buyers who want a single, tightly defined product usually find it in one of the other three.
Ready to Tour Anthem With Nevada Real Estate Group?
Anthem is six markets wearing one name, and the fastest way to waste a weekend is to tour it as if it were one. The right first step is to decide which sub-community you are actually shopping, because the $585,000 Sun City Anthem buyer, the $650,000 Highlands family, and the $1,625,000 Country Club member are looking at different streets, different HOA packages, and different financing. Nevada Real Estate Group is the #1 real estate team in Nevada, with 9,600+ closings, $4.85 billion+ in total sales volume, 150+ agents, and 9,061+ verified five-star reviews across 16+ years; in 2025 alone the team closed 789 transactions and $361.5 million+ in volume, and we have represented buyers and sellers across every Anthem sub-community since the plan's early phases.
Here is what an engagement looks like. For buyers, we start with the sub-community and the budget band, pull the current actives and the last 12 months of closings for that specific population rather than a blended Anthem figure, and put a written comp memo in front of you before you tour. We request the resale package and reserve study early, walk you through the Country Club membership schedule if you are shopping inside the gate, and line up the Home Is Possible or VA paperwork in the family villages before you fall in love with a house. For sellers, we price to your sub-community's actual days-on-market and sale-to-list reality, not to the plan-wide median, and we market to our Henderson buyer list before the listing goes live.
For a private walkthrough of the Anthem sub-communities, an introduction to the Anthem Country Club membership program, or a current list of available homes that meet your criteria, text or call our team at (702) 637-1759 or email info@nevadagroup.com. We answer the same day, and the first conversation is about which Anthem is right for you, not a pitch.
Frequently Asked Questions
What is the price range across Anthem?
The full Anthem umbrella spans from the high $300,000s in Sun City Anthem and Solera up to the $8,259,780 top sale inside Anthem Country Club, a more than twenty-fold range inside a single master plan. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, the plan-wide median for the 548 closings in the 12 months ending September 18, 2026 was $649,990; Sun City Anthem's 343 closings had a $585,000 median and Anthem Country Club's 98 had a $1,625,000 median. The family villages (Highlands and Coventry) typically shop between $500,000 and $900,000.
Why do different sources quote different Anthem medians?
Because they measure different populations over different windows. A figure that includes every recorded sale in the plan, attached and detached, lands at $649,990 on the 12 months ending September 18, 2026, because Sun City Anthem produced 63% of the volume. A figure that excludes the 55-plus product or counts only detached family homes lands higher, and one that isolates Anthem Country Club lands at $1,625,000. When you see an Anthem median without a stated population and window, ask which sub-communities it includes before you compare it to anything.
Is Anthem guard-gated?
Three of the six sub-communities are guard-gated: Anthem Country Club, Solera at Anthem, and Madeira Canyon. Sun City Anthem, Anthem Highlands, and Anthem Coventry are open communities with controlled-access amenity centers but no perimeter manned gates. Henderson consistently ranks among America's safest large cities according to the FBI's Uniform Crime Reporting program, which is one reason the open villages hold their value without a gate.
Do you have to join Anthem Country Club to live there?
Not according to either organization's own published material, and this is worth getting right because the claim circulates widely. The HOA — the Anthem Country Club Community Association — describes the social and golf club as a separate entity, by membership only. The club's own membership page says new members are invited and sponsored by existing members and that membership does not require residency inside the gated community. Neither says ownership compels you to join, and neither publishes an initiation or dues figure, so any specific dollar amount you see quoted is unattributed. The answer that binds you is in the governing documents for your specific parcel, which arrive in the NRS 116 resale package; read that and confirm with the membership office at (702) 614-5006 before you contract. For context on how peers handle it, DragonRidge membership at MacDonald Highlands is optional and Ascaya has no club at all. Whatever the club arrangement, the sub-community remains one of the most liquid guard-gated golf markets in the valley at a 33-day median days on market.
What is Sun City Anthem?
Sun City Anthem is the Del Webb-developed 55-plus active-adult sub-community within Anthem, with 7,219 homes, the largest 55-plus community in the Las Vegas valley. Amenities include three recreation centers totaling about 130,000 square feet — the 77,000-square-foot Anthem Center, the 31,000-square-foot Independence Center and the 22,000-square-foot Liberty Center — plus multiple pools, fitness centers, tennis and pickleball, an amphitheater, and more than 60 resident clubs. It owns no course; the public Revere Golf Club nearby is a separate, unaffiliated club that offers residents discounted green fees. In the 12 months ending September 18, 2026 it recorded 343 closings at a $585,000 median and a 36-day median days on market.
Which schools serve Anthem?
CCSD schools serving most of Anthem are Vanderburg Elementary (8 out of 10), Del E. Webb Middle School (7 out of 10), and Coronado High School (6 out of 10) according to GreatSchools as of spring 2026. Nearby private and charter options include Henderson International School, Bishop Gorman High School, Pinecrest Academy of Nevada, Doral Academy of Nevada, and Somerset Academy, the last two with multi-year kindergarten waitlists. Always verify the exact attendance boundary for a specific Anthem address before contract.
How long is the commute from Anthem to the Strip?
The typical 7-to-9 a.m. commute from Anthem to the Las Vegas Strip via I-215 and I-15 runs approximately 22 to 28 minutes in normal conditions, according to Federal Highway Administration commute benchmarks. Harry Reid International Airport is approximately 22 to 26 minutes, and the Henderson Executive Airport for private aviation is 6 to 10 minutes south, the shortest private-aviation commute of any major Henderson master plan. Green Valley Ranch is a few minutes closer to the Strip; Anthem trades that for elevation and views.
Which Sources Inform This Anthem Guide?
Sub-community sale figures come from Las Vegas MLS data pulled through Repliers on September 19, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026), grouped by MLS plat and subdivision and cross-checked against Clark County Assessor records; they are our analysis of MLS data, not official Las Vegas REALTORS statistics. Authoritative sources cited above include: the City of Henderson for entitlement, zoning, and parks programming; the Clark County School District for attendance boundaries; GreatSchools for school ratings; Las Vegas REALTORS for valley-wide median context; Nevada Revised Statutes Chapter 116 for common-interest community law; Nevada Revised Statutes Chapter 361 and the Clark County Assessor for property tax math; the U.S. Geological Survey for McCullough Range topography; the Federal Highway Administration for commute benchmarks; the Nevada State Public Charter School Authority for charter enrollment; the Sun City Anthem Community Association for its recreation-center square footages and its statement that Revere Golf Club is a separate, unaffiliated entity; the Anthem Country Club Community Association and the club's own membership pages for the club's separate-entity status, sponsorship-based admission, and the absence of any published initiation or dues schedule; the Mortgage Bankers Association for purchase-loan composition; the Freddie Mac Primary Mortgage Market Survey for the 6.71% benchmark rate (week ending September 3, 2026); the Nevada Housing Division for Home Is Possible program details; and NV Energy for residential cooling-load context.
