Posted May 9, 2026 · Last reviewed November 1, 2026 by Chris Nevada
Henderson's single-family median was $535,000 across 1,152 closings from July through September 2026, at $267 per square foot and a 34-day median market time, by our count of MLS records. Effective property tax runs about 0.49 percent of home value, per 2025 Census data. At Freddie Mac's 7.24 percent, a median-priced home with 5 percent down costs about $4,020 a month before HOA dues.
Key Takeaways
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Henderson's single-family median was $535,000 at $267 per square foot across 1,152 closings, July through September 2026.
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Effective property tax ran about 0.49 percent of home value in Henderson, per 2025 Census data.
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Only 444 of 1,151 Henderson sales reached asking, and 169 took more than ninety days.
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On a resale, NRS 116.4109 lets you cancel until midnight of the fifth calendar day.
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Confirm HOA dues, school zones and short-term rental rules by address before you write an offer.
Shopping the area? Browse live Henderson homes for sale — every active MLS listing with prices, photos, and instant filters.
Why is Henderson NV one of the most consistent buyer markets in 2026?
For up-to-date listings see our Search all Las Vegas listings tool. Henderson is Nevada's second-largest city, with 353,289 residents in the Census Bureau's July 2025 estimate and a $98,700 median household income in 2025, against $82,187 for Clark County. Much of it was built through master planning, starting with Green Valley.
The closing data says balanced, not hot. Across the 1,152 single-family closings from July 1 to September 30, 2026, the median sale settled at 98.9 percent of asking, and only 444 of 1,151 with a usable list price, about 39 percent, reached or beat it. At the same time 172 homes sold within a week. Both are true at once: well-priced homes move fast, and most of the rest negotiate. On October 31, 2,397 homes were active in Henderson, and 47.1 percent had cut price.
What is the median home price in Henderson right now?
For luxury comparables see our Luxury homes $1M+ filter. Across the 1,152 single-family homes that closed in Henderson from July through September 2026, the median sale was $535,000 at $267 per square foot, on a median 2,096 square feet built around 2005. Condos and townhomes are a separate market: 276 of them closed in the same window at a $332,500 median. For context, Las Vegas REALTORS reported a $470,000 single-family median for all of Southern Nevada in September.
Time on market ran a 34-day median with a 49-day mean. That gap is the useful number, because it says a long tail of listings took far longer than the typical one:
| Days on market | Homes | Share |
|---|---|---|
| 0 to 7 days | 172 | 15 percent |
| 8 to 30 days | 374 | 33 percent |
| 31 to 60 days | 280 | 24 percent |
| 61 to 90 days | 153 | 13 percent |
| More than 90 days | 169 | 15 percent |
About one home in seven sold inside a week, and about one in seven took more than three months. These are 1,148 homes with a recorded market time. As a buyer, the age of the listing you're looking at tells you a lot about the room available on it.
If you're searching active listings now, our team's Henderson real estate hub shows them by community. You can also pull a target-ZIP slice through our map-based MLS search.
Which Henderson neighborhoods do most buyers shortlist first?
Compare neighboring suburbs in our Henderson vs Summerlin guide. Green Valley, Anthem, Seven Hills, Inspirada and Cadence are the master-planned names most buyers know, and each has its own price tier and HOA structure.
Master-plan names aren't a clean MLS field, so the honest way to price them is by ZIP code. Every figure below is the median of single-family closings from July 1 to September 30, 2026, by closing date, with the sample size shown.
| ZIP | Covers | Closings | Median sale | Median per sq ft |
|---|---|---|---|---|
| 89052 | Seven Hills, Anthem | 175 | $670,000 | $299 |
| 89012 | Green Valley South | 112 | $610,500 | $294 |
| 89044 | Inspirada, Provence | 195 | $565,000 | $265 |
| 89011 | Cadence, Tuscany, Lake Las Vegas | 248 | $524,990 | $245 |
| 89074 | Green Valley, Green Valley Ranch | 116 | $521,000 | $270 |
| 89002 | East Henderson | 103 | $477,556 | $254 |
| 89014 | Green Valley North | 60 | $474,000 | $256 |
| 89015 | Old Henderson, Water Street area | 143 | $465,000 | $266 |
Two readings matter. 89052 is the price leader at $670,000 against the $535,000 city median, and 89015 is the entry point at $465,000, about $205,000 lower in the same city. Sun City Anthem, which sits inside 89052, had 81 closings at a $580,000 median in the same window.
None of those tiers price an individual home. Browse current inventory on our Henderson hub and price the parcel, not the ZIP.
How does Henderson property tax actually work in 2026?
Cost-of-living context lives in our Henderson cost of living breakdown. The Clark County Assessor sets assessed value at 35 percent of taxable value, and the tax rate is applied to that. For fiscal 2026-27, the Clark County Treasurer's table shows 2.9613 per $100 of assessed value across Henderson City districts.
For an illustrative $500,000 taxable value, assessed value is $175,000, and gross tax at that rate is about $5,182. That's 1.04 percent of taxable value, before any abatement. Taxable value isn't your purchase price: it's the land plus the depreciated cost of the building, and abatements then limit the bill. That's why the Census Bureau's 2025 survey shows Henderson owners paying a median $2,561 on a $518,300 median home value, about 0.49 percent.
The qualifying primary-residence abatement limits annual tax-bill growth to 3 percent, not assessed-value growth. Other property uses the general cap of up to 8 percent, and some rentals qualify for the lower cap. New construction and changes in use are exceptions in their first fiscal year. A sale doesn't reset the capped base, but the new owner has to claim the 3 percent cap, or the general cap applies. See the county's tax-abatement guidance.
For comparison, the same 2025 Census data works out to about 0.72 percent in California, 1.32 percent in Texas, 0.44 percent in Arizona and 0.90 percent nationally, by dividing median taxes by median home value. California's own limit, Proposition 13, resets when a home sells. For a deeper breakdown see our Henderson property taxes guide.
How much do I actually need for a Henderson down payment in 2026?
Relocating from out of state? Start with our Moving to Las Vegas guide for utilities and timing. On the $535,000 Henderson median, the down payment runs $18,725 at FHA's 3.5 percent, $26,750 at 5 percent conventional, or $107,000 at 20 percent, which avoids private mortgage insurance. VA-eligible buyers can put nothing down. Closing costs typically run 2 to 5 percent of the price, according to the Consumer Financial Protection Bureau, or about $10,700 to $26,750 here.
According to the Freddie Mac Primary Mortgage Market Survey, the 30-year fixed averaged 7.24 percent on October 29, 2026, with the 15-year at 6.60 percent. On a $508,250 loan (5 percent down on the median), principal and interest is about $3,464 a month. Add property tax of about $220 at the 0.49 percent rate, insurance of about $92 from the NAIC's Nevada table, and mortgage insurance of about $246 at a 0.58 percent rate from the Urban Institute's September 2026 chartbook, and the payment is about $4,020 before HOA dues. That mortgage insurance rate is quoted for a 96.5 percent loan, so yours may differ. Newly assessed homes can also run above that tax estimate.
VA buyers can finance 100 percent with no monthly mortgage insurance. According to the VA's loan-limit page, a borrower with full entitlement has no loan limit, and the county limit matters only when part of the entitlement is already in use. Funding fees apply but can be financed into the loan.
What does the Henderson home buying timeline really look like?
The contract sets your closing date. Many financed resales aim for about 30 to 45 days, cash can be faster, and VA loans add an appraisal step with its own requirements. Treat those as planning ranges, not rules.
A typical order of events: mutual acceptance; inspection and repair negotiation; HOA document review; appraisal; underwriting; clear to close; final walk-through and signing; funding and recording. Your agent should put each contract deadline on a calendar on day one.
HOA document review is the most underestimated step. On a resale, NRS 116.4109 requires the seller to furnish a resale package and lets you cancel until midnight of the fifth calendar day after you receive it. (The Public Offering Statement and its own rescission right under NRS 116.4108 apply to sales by the declarant, meaning new construction, on a different clock.) Your buyer agent should put that deadline on your calendar the moment the package lands.
Which Clark County School District zones should I prioritize?
Henderson sits inside the Clark County School District. I don't rank schools here, and I removed this section's old school list and its unsourced price premium. Pull current information from the district and the Nevada Department of Education, and judge what matters for you.
The practical rule is to confirm the assigned school by parcel address, not ZIP, before you go under contract. Boundaries change, particularly when the district opens campuses in growing areas like Inspirada and Cadence.
How do I write a competitive Henderson offer in a balanced market?
With about 39 percent of Henderson homes reaching asking from July through September 2026, the winning offer is often the cleanest rather than the highest. Strong mechanics include a lender's full approval rather than a pre-qualification, recent proof of funds, earnest money wired on time, reasonable inspection and appraisal terms, and a realistic closing date.
Skip the personal letter. Fair housing rules (HUD) make letters risky if they touch protected classes, so keep any note to financial readiness.
The biggest unforced error is skipping inspection to win the deal. Have the home inspected, particularly the HVAC, roof, plumbing and pool equipment on older homes.
What inspections should I order on a Henderson home?
A standard panel for Henderson buyers: a general home inspection, an HVAC check, a sewer scope, a pool and spa inspection if applicable, and a termite or wood-destroying organism report if your lender requires one. Get quotes when you book, because I don't have a published local price list. Add a structural review if you see horizontal cracks, sticking doors or drywall lines along perimeter walls.
On older homes, read the manufacture date off each HVAC data plate during inspection, and get a written replacement quote if the units are near the end of their service life.
Roofs matter too. Concrete tile often outlasts the underlayment beneath it, so on an older home ask whether the underlayment has been replaced, and get a roofer's written estimate before your inspection period ends.
How do HOAs work in Henderson and what should I review?
Most Henderson listings carry an HOA, and master-planned communities such as Anthem, Green Valley Ranch and Seven Hills can layer a master association over a sub-association. Published 2026 dues show the spread: Cadence is $225 a quarter, plus service-area charges in some neighborhoods; Inspirada is $255 a quarter, plus extras in gated neighborhoods; Sun City Anthem is $435 a quarter; and MacDonald Highlands is $330 a month.
On a resale, NRS 116.4109 requires the governing documents, the assessment and any unpaid obligations, the current budget and financial statements with a reserve summary, any unsatisfied judgments and pending legal actions, transfer and resale fees, all current and expected fees, and proof of insurance. For more, see our HOA fee guide.
Read the reserve summary first. A vendor rule of thumb from Association Reserves treats 70 percent funded or better as strong and under 30 percent as weak. Low reserves raise the odds of a special assessment. The Division's Common-Interest Community Manual walks through owner rights and required disclosures.
Which Henderson zip codes are appreciating fastest in 2026?
A one-year change in a ZIP's median is noisy, because it also reflects which homes happened to sell. With that warning, here's the same three months a year apart, single-family closings by closing date.
| ZIP | Q3 2025 closings | Q3 2025 median | Q3 2026 closings | Q3 2026 median | Change |
|---|---|---|---|---|---|
| Henderson overall | 1,096 | $525,900 | 1,152 | $535,000 | +1.7% |
| 89015 | 149 | $428,000 | 143 | $465,000 | +8.6% |
| 89012 | 130 | $591,250 | 112 | $610,500 | +3.3% |
| 89044 | 112 | $550,000 | 195 | $565,000 | +2.7% |
| 89014 | 68 | $465,000 | 60 | $474,000 | +1.9% |
| 89074 | 126 | $512,500 | 116 | $521,000 | +1.7% |
| 89011 | 225 | $524,900 | 248 | $524,990 | 0.0% |
| 89002 | 101 | $485,000 | 103 | $477,556 | -1.5% |
| 89052 | 185 | $690,000 | 175 | $670,000 | -2.9% |
The more useful question for a buyer is where the volume is, because volume makes a comp set reliable. Cadence and Tuscany in 89011 led at 248 closings, followed by 89044 at 195 and Seven Hills and Anthem in 89052 at 175. Those three ZIPs made up 618 of the city's 1,152 sales. At the other end, 89014 recorded 60, where one unusual sale can move the median.
Should I buy new construction or resale in Henderson?
For Henderson-specific luxury inventory, jump into Henderson luxury listings or our Summerlin luxury listings for comparison. In the third quarter of 2026, 180 Henderson homes built in 2025 or later closed at a $551,552 median and $239 per square foot, against 971 older homes at a $525,000 median and $274 per square foot. New homes in this data are larger for the money, partly because of where they're being built, so compare the same part of town.
New construction brings a builder warranty and no deferred maintenance. Resale wins on established landscaping, location and price negotiability, with sales closing at a median 98.9 percent of list.
One risk on new construction: builder incentives often depend on using the builder's lender. Compare the all-in APR against an outside Nevada-licensed lender before signing.
How does the Henderson buyer agent commission structure work in 2026?
According to the National Association of Realtors settlement FAQs, offers of buyer-broker compensation came off the MLS in 2024, so a listing can't publish what it will pay your agent there.
What replaced it: you sign a written agreement with your own agent before touring homes, and it states the fee and that it's negotiable. That fee is then paid by you at closing, or by the seller if your offer asks for it and the seller agrees. With 169 of 1,148 Henderson homes taking more than ninety days from July through September 2026, there's room to ask on aged listings.
On new construction, compensation depends on each builder's policy and your written agreement, so confirm both before your first visit. Some builders require your agent to register you at that visit, so bring your agent the first time.
Sign your buyer-broker agreement with eyes open. Commission terms, scope of work, exclusivity period and termination rights should be clear in one read. See how buyer-broker agreements work in Nevada.
What flood, fire, and natural-hazard risks should I check?
Parts of Henderson along washes carry FEMA flood designations. Pull the official map at FEMA Flood Map Service by entering the property address before going under contract.
Homes along open desert should check wildfire exposure and any insurer requirements. Southern Nevada also has earthquake risk, which you can review at the USGS earthquake hazards program. Standard homeowners policies generally don't cover earthquakes, so ask your agent for a quote if that matters to you.
Who pays which closing costs in a Henderson transaction?
Everything is negotiable, and local custom sets the starting point. Buyer-side costs usually include lender fees, appraisal, a credit report, half of escrow, the lender's title policy, recording fees, prepaid interest and prepaid hazard insurance. Your Loan Estimate lists the real numbers, so use that rather than a generic list. Plan on the Consumer Financial Protection Bureau's 2 to 5 percent range.
Seller-side costs usually include commission as negotiated, the real property transfer tax, the owner's title policy, half of escrow, and the HOA resale package. Clark County's transfer tax is $2.55 per $500 of value, or $5.10 per $1,000, about $2,730 on the $535,000 median. The seller furnishes the resale package at the seller's expense under NRS 116.4109, and Form 910 sets the fee caps.
Total buyer cash to close on the $535,000 median with 5 percent conventional down: $26,750 plus 2 to 5 percent in closing costs, or about $37,450 to $53,500, before any seller credit.
How do interest rates and rate locks work for Henderson buyers?
According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed averaged 7.24 percent for the week of October 29, 2026. Ask each lender for the cost of a 30-, 45- and 60-day lock, and whether a float-down is available.
Discount points are prepaid interest: one point costs 1 percent of the loan. On a $475,000 loan, that's $4,750. If that point cut the rate by 0.25 percentage point at today's level, it would save about $80 a month and take about 4.9 years to break even. Ask for the actual rate reduction, because it varies by lender and day.
Adjustable-rate mortgages start lower and can adjust later. Get a same-day quote for a fixed rate and an ARM, and run the math against how long you'll actually hold the loan.
What are common red flags I should watch for during showings?
Henderson-specific red flags: cracked or missing roof tiles, efflorescence on stucco or block walls (a water intrusion signal), rust streaks around HVAC units, pool surface staining or hollow tiles, and front-yard rock laid over old turf (ask whether the old grass and spray irrigation were removed or just covered). That conversion is the owner's choice, not an unmet mandate: according to the Southern Nevada Water Authority, the AB 356 nonfunctional-grass ban doesn't apply to grass at single-family homes.
Disclosure red flags: prior insurance claims (ask the seller to order the home's C.L.U.E. report and share it, because only the property owner can request one), undisclosed pool issues, and HOA assessment history. The seller must serve the Nevada Seller Real Property Disclosure Form at least 10 days before the home is conveyed (NRS 113.130), so read it line by line.
How do I verify a Henderson agent's credentials and track record?
Three things to check before hiring any Henderson buyer agent: (1) an active Nevada license on the Nevada Real Estate Division's lookup, (2) recent closed transactions in the area and price band you're shopping, and (3) who covers for them when they're unavailable.
Ask for the most recent five buyer transactions: area, price, closing month and days from inspection to close. A strong agent can answer that quickly.
Browse the team at our About Nevada Real Estate Group page or reach out via Contact our team for a no-obligation buyer strategy call.
How does the Henderson rental market affect resale value?
For more market analysis see the full Nevada Real Estate Group blog. Rents have softened, and that matters if you're weighing rent against a mortgage. According to Northmarq's third-quarter 2026 report, average Las Vegas apartment asking rents were $1,479, down 1.4 percent from a year earlier, with vacancy at 9.1 percent. BLS doesn't publish a Las Vegas CPI, so the rent index this post used to quote wasn't a local figure.
So the "rent will run away from me" argument is weak right now. Buy in Henderson because the payment works and you intend to stay. Our average rent guide runs the numbers.
Short-term rentals need care here. Henderson requires a city registration, and our Henderson short-term rental guide explains the HOA limits. An HOA can bar them regardless of what the city allows, so verify both the city rules and the CC&Rs at the specific address before you build an investment case. Get it in writing, because a verbal assurance isn't a permit.
What government programs help Henderson first-time buyers?
Home At Last isn't the program to plan around in Henderson. According to Nevada Rural Housing, its Launchpad assistance excludes the city limits of Reno, Las Vegas, North Las Vegas and Henderson, along with the Enterprise, Paradise, Spring Valley and Sunrise Manor townships. If a lender offers it on a Henderson address, check the property at HALMap.org before you build a budget around it.
The program that does apply here is Home Is Possible, from the Nevada Housing Division. According to the program page, it is statewide and provides up to 4 percent of the total loan amount toward down payment and closing costs, requires a 640 credit score (660 for manufactured homes), requires first-time buyer status (no ownership in the past three years), and requires a homebuyer education course. Read one detail carefully: it is a 30-year non-forgivable second mortgage — money you repay, not a grant, despite being widely described as one. Income and purchase-price limits are set by county.
Two further paths cover most of the rest. The U.S. Department of Veterans Affairs VA home loan offers 100 percent financing with no monthly mortgage insurance for eligible service members — meaningful in Henderson given Nellis AFB proximity. HUD/FHA insures 3.5 percent down loans with credit scores as low as 580. Don't build a budget around a Mortgage Credit Certificate, the federal tax credit on a share of annual mortgage interest. According to Nevada Rural Housing, its MCC program paused effective January 1, 2026 and is not accepting new applications. The Nevada Housing Division's homebuyer FAQ covers only reissuing an existing certificate after a no cash-out refinance, and its current program list does not offer a new one.
What are the most common Henderson buyer mistakes I should avoid?
The five mistakes that derail Henderson deals most often: (1) shopping before you have a full lender approval; (2) ignoring HOA documents until a special assessment appears just before closing; (3) skipping the sewer scope on older homes; (4) waiving inspection to win a contract; and (5) relying on an agent who doesn't know the area.
The most expensive on the list is #1. A pre-qualification is usually a quick estimate based on what you tell the lender. A full approval means your credit, income and assets have been reviewed, and it's the stronger letter in any multiple-offer situation.
How do I close on a Henderson home and what happens on signing day?
In Nevada, escrow officers commonly handle the closing. You'll bring government-issued photo ID, and your cash to close usually goes by wire. Confirm wire instructions by calling the escrow office at a number you already trust, because wire fraud targets homebuyers.
The packet includes the closing disclosure, deed of trust, promissory note and escrow instructions. Compare the closing disclosure with your loan estimate, because federal rules limit how much certain fees can change.
After signing, the lender funds and the deed records with the Clark County Recorder. Once it's recorded, you get keys and the home is yours.
How does the Henderson commute compare to other Vegas Valley submarkets?
According to the Census Bureau's 2025 American Community Survey, Henderson's mean travel time to work was 23.8 minutes, against 25.9 minutes in the city of Las Vegas. In the same survey, 15.3 percent of Henderson workers worked from home, against 10.3 percent in Las Vegas.
Most Henderson commutes use the 215 Beltway or I-11. Test your own route at the hour you'd actually drive it, since traffic and your exact neighborhood change the answer.
What are the best Henderson restaurants, parks, and lifestyle anchors?
The District at Green Valley Ranch is a well-known shopping and dining hub, Lake Las Vegas adds resort-style amenities, and Cadence and Inspirada have village-style centers. The city's parks and recreation department lists parks, trails and recreation centers on its website, and the Henderson Bird Viewing Preserve is one of its more unusual draws.
Healthcare is close by too. Henderson Hospital, West Henderson Hospital and the St. Rose Dominican campuses are in or near the city; our Henderson hospitals guide has more.
Working with a tighter ceiling? Use the Henderson homes-under-$500,000 buying guide to compare property types and trade-offs before booking tours.
What does the Henderson resale exit look like 3 to 7 years out?
Buying and selling both cost money, so a short hold is risky in a flat market. With Las Vegas REALTORS' September median level with a year ago, don't count on appreciation to cover your transaction costs in the first few years.
One resale tactic: keep your improvement receipts. Capital improvements add to your cost basis when you sell, reducing taxable gain. The federal home-sale exclusion is $250,000 for most single filers and $500,000 for most joint filers, per IRS Publication 523. Sellers with large long-held gains can owe capital gains tax above that, so talk to your tax advisor a year before listing.
This article is informational and does not constitute legal, tax, or investment advice. Real estate market conditions change frequently. Consult a licensed Nevada real estate professional, attorney, and tax advisor before making decisions. MLS counts are our own analysis of Las Vegas MLS records through Repliers, by closing date, read October 31, 2026. Last reviewed November 1, 2026.
About Chris Nevada
Chris Nevada is the founder and team leader of Nevada Real Estate Group, a 150+ agent team at LPT Realty serving Las Vegas, Henderson, Summerlin, North Las Vegas, and Reno. A 16-year US Navy veteran, Chris helps buyers, sellers, and investors navigate Nevada real estate.
The team closed 789 transactions in 2025. Reach Chris and the team at (702) 637-1759 or info@nevadagroup.com. Office: 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
Nevada real estate license #S.181401 — verify at red.nv.gov.
