If you are choosing between Cadence and KB Home's Landings at Caspian Bay, you are not really choosing between two prices. Both communities closed homes near $480,000 over the past year, and both sit inside the city of Henderson about ten minutes from the Water Street District. What you are choosing between is a 2,200-acre master plan with seven for-sale builders, a nearly 50-acre Central Park and a layered association structure on one side, and a single KB Home street of five two-story floor plans with a pocket park and a very simple monthly bill on the other.
This guide was written for a buyer who has toured both and wants the comparison an agent would walk through at the kitchen table: location, what a dollar buys, association and assessment costs, the schools CCSD has actually zoned, the resale record, build timelines, and who each community suits. Every number below traces to a page I opened on September 23, 2026, or to Las Vegas MLS data pulled through Repliers that same day.
Cadence is a 2,200-acre Henderson master plan (89011) with seven for-sale builders, a nearly 50-acre Central Park, a $225-per-quarter master HOA and, per its developer, no SID/LID. Landings at Caspian Bay is one KB Home street in 89002: five two-story plans from $399,990 and a $70 HOA in the MLS. Both closed near $480,000 in the 12 months ending September 23, 2026, so choose on amenities and location, not price.
- Cadence closed 542 homes at a $485,500 median, $249 per square foot, in the year ending September 23, 2026.
- KB Home's 14 Landings at Caspian Bay closings ran a $480,664 median, $241 per foot, 58 days on market.
- Cadence's master HOA is $225 per quarter and its developer states there are no SID or LID fees.
- KB does not publish the Caspian Bay HOA; its MLS listings show $70, so confirm the billing frequency.
- CCSD zones Caspian Bay to Foothill High and Cadence to Basic Academy; check your exact lot's address.
Where Are Cadence and Landings at Caspian Bay, and How Do the Commutes Compare?
Start with the map, because KB Home's web address will mislead you. The builder files this community under "new-homes-las-vegas," but according to KB Home's community page, Landings at Caspian Bay is at 672 Equestrian Dr., Henderson, NV 89002. That is southeast Henderson, in the older Highland Hills and Mission Hills part of the city, a couple of miles from Foothill High School. The same page describes the location as ten minutes to the Water Street District, less than 20 miles to the Las Vegas Strip and less than 10 miles to Boulder City. Cadence occupies the east side of the city along Lake Mead Parkway and Boulder Highway in ZIP 89011.
The two are only about six miles apart, but they point in different directions: Cadence toward the I-515 corridor that feeds the airport, UNLV, downtown and the Strip, Caspian Bay toward Boulder City, the River Mountains and the lake. To put numbers on that, I ran free-flow routing on September 23, 2026 from each community to the destinations a Henderson household actually drives to. These are no-traffic estimates, so add ten to twenty minutes for a weekday morning run up the 515, and treat them as relative comparisons rather than promises.
| Destination | From Caspian Bay | From Cadence |
|---|---|---|
| Water Street District, downtown Henderson | 2.9 mi, 5 min | 2.3 mi, 5 min |
| Green Valley Parkway at the 215 | 8.9 mi, 15 min | 8.2 mi, 15 min |
| St. Rose Dominican Siena campus | 7.6 mi, 14 min | 7.6 mi, 16 min |
| Harry Reid International, Terminal 3 side | 15.8 mi, 23 min | 11.2 mi, 22 min |
| Henderson Executive Airport | 13.9 mi, 23 min | 13.1 mi, 23 min |
| The Strip at Bellagio | 17.1 mi, 28 min | 13.7 mi, 27 min |
| Downtown Las Vegas, Fremont Street | 18.7 mi, 24 min | 15.3 mi, 23 min |
| UNLV | 15.2 mi, 24 min | 11.9 mi, 22 min |
| Lake Mead, Boulder Beach | 14.4 mi, 26 min | 16.7 mi, 30 min |
| Boulder City | 8.7 mi, 16 min | 13.5 mi, 25 min |
Read the table as a tie with two exceptions. Cadence saves three to four miles on every trip toward the Strip, downtown and UNLV, which matters if someone in the house works on the resort corridor. Caspian Bay saves five miles and about ten minutes to Boulder City and is the shorter drive to the lake. If neither describes your week, location alone will not decide this for you.
What Do You Actually Get for the Money at Each Community?
The honest starting point is the builders' own base prices, then what homes actually closed at. According to KB Home's page, read on September 23, 2026, Landings at Caspian Bay offers five two-story plans: Plan 1572 (3 bedrooms, 2.5 baths) from $399,990; Plan 1850 (3 bedrooms) from $404,990; Plan 2069 (3 to 4 bedrooms) from $409,990; Plan 2124 (3 to 4 bedrooms, up to 3 baths) from $414,990; and Plan 2469 (4 to 5 bedrooms, up to 4 baths) from $439,990. Every price carries the same footnote: a homesite premium may apply, and options are extra. On paper that is $254 per square foot for the smallest plan and $178 for the largest.
Cadence has no single price list because it has seven for-sale builders, and on September 23, 2026 the entry points ran from townhomes in the low $300,000s to single-story homes in the mid $500,000s. According to Lennar's Cadence page, the Carlton collection starts at $390,990 for 1,248 to 1,724 square feet, and according to D.R. Horton, Symmetry Bay Phase IV starts at $442,990 for 1,715 to 1,872 square feet. Taylor Morrison's Opus plans start at $424,990 and Woodside's single-story Ashwood collection at $479,950. The full builder table is further down.
What did buyers actually pay? Las Vegas MLS data pulled through Repliers on September 23, 2026 shows 14 KB Home closings on the Caspian Bay and Equestrian and Weeks Bay River plats in 89002 between November 14, 2025 and August 1, 2026, at a median of $480,664 and $241 per square foot. That is $40,000 to $80,000 above the base prices, which is where the homesite premium, the upgrades and the larger plans land in practice. Cadence's 328 new-construction closings over the same 12 months ran a $484,500 median and $248 per square foot. Per foot, the two communities are within $7 of each other. The difference is what surrounds the house, not what the house costs.
| Dimension | Cadence (89011) | Landings at Caspian Bay (89002) |
|---|---|---|
| What it is | 2,200-acre master plan, up to 12,250 homes at buildout | One KB Home neighborhood at 672 Equestrian Dr. |
| Builders selling | Seven: Beazer, Century, D.R. Horton, Lennar, Richmond American, Taylor Morrison, Woodside | One: KB Home |
| Product range | Townhomes, duplexes, single-story and two- and three-story homes, 1,300 to 4,425 sq ft | Five two-story plans, 1,572 to 2,469 sq ft |
| Base prices, Sept. 23, 2026 | Townhomes from $324,990; single-family from $390,990; single-story from $479,950 | $399,990 to $439,990 plus homesite premium |
| 12-month closings (MLS) | 542; new builds at a $484,500 median, $248 per sq ft | 14 at a $480,664 median, $241 per sq ft |
| Master HOA | $225 per quarter (2026) plus sub-association dues in some neighborhoods | Not published; $70 in the MLS field |
| SID/LID | None, per the developer's FAQ | Not stated; verify through AMG |
| Signature amenity | Nearly 50-acre Central Park with lap pool, splash pad, amphitheater; 450-plus acres of open space | Community park with covered picnic areas and walking paths |
| Zoned high school (CCSD 2026-27) | Basic Academy of International Studies | Foothill High School |
| Rentals inside the community | Yes: AMH and Elysian build-to-rent homes plus four apartment communities | No rental operator listed |
What Does the MLS Say About Cadence Closings and Listings in 2026?
Cadence is one of the most-traded neighborhoods in Nevada, which is useful to you because the record is deep enough to trust. Las Vegas MLS data pulled through Repliers on September 23, 2026, filtered to plats containing "Cadence" in ZIP 89011, shows 542 closed sales in the 12 months ending that day. The median was $485,500, or $249 per square foot, on a median 1,945 square feet. Homes went under contract in a median 39 days and closed at 100.0% of final list price and 97.8% of original list price, with a spread of $310,000 to $835,000.
The split between new and resale matters for you specifically. Of those 542 closings, 328 were homes built in 2025 or 2026, which is to say builder sales recorded in the MLS, at a $484,500 median and $248 per square foot in 35 days. The other 214 were resales of homes built through 2024, at a $492,450 median and $258 per square foot in 47 days. The resale median is higher than the new-build median, partly because the resale pool includes larger early-phase homes and partly because Cadence resales compete successfully against brand-new inventory a few streets away. That is the reassurance a buyer wants before paying a builder's price: the community's used homes are not being dumped to move them.
On the supply side, 191 Cadence homes were active on September 23, 2026 at a median asking price of $503,740, or $256 per square foot, with a median 23 days on market and a range of $299,900 to $890,000; 60 were builder listings at a $534,950 median and 131 were resales at a $479,900 median. One data-quality note that affects the HOA question later: the MLS association-fee field on those 191 listings was entered as $225 on 104 of them and $75 on 25. Both are the same master assessment, once quarterly and once monthly, so do not read a Cadence listing's HOA field without asking which one the agent typed. Our Cadence buildout status guide covers the phase-by-phase picture behind these numbers.
What Has Landings at Caspian Bay Actually Closed At?
The same Repliers pull found KB's closings recorded under two plat names in 89002, "Caspian Bay" and "Equestrian and Weeks Bay River," on Tranquil Bay, Lunar Lake, Moonlit Lake, Serenity Sands and Caspian Bay streets. Fourteen homes closed between November 14, 2025 and August 1, 2026. The median sale was $480,664, or $241 per square foot, on homes of 1,644 to 3,066 square feet built in 2025 and 2026. The lowest was $440,000 for an 1,850-square-foot home on February 24, 2026; the highest was $600,551 for a 3,066-square-foot home on November 14, 2025. The median time on market was 58 days, longer than Cadence's 35 for new builds, and the homes closed at 99.0% of final list and 97.8% of original list.
Nine of the 14 KB closings had been reduced from their original asking price before they sold, by $2,000 to about $30,000, and on September 23, 2026 all four active KB listings on the plat were priced below their original list: 570 Caspian Bay, a Plan 2069, at $459,750 from $479,750; 613 Caspian Bay at $497,750 from $511,763; 670 Tranquil Bay at $504,999 from $509,999; and 652 Tranquil Bay, a Plan 2124, at $494,750 from $518,340. That pattern is normal for a builder working through spec inventory in a market where, according to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed rate averaged 6.95% in the week of September 17, 2026. It also tells you there is room to negotiate on a completed home, and that the website's base price is not the number to anchor on.
| Measure | Cadence, all closings | Cadence, built 2025-26 | Cadence resales | Caspian Bay, KB closings | 89002 resales, built through 2024 |
|---|---|---|---|---|---|
| Closings | 542 | 328 | 214 | 14 | 479 |
| Median sale price | $485,500 | $484,500 | $492,450 | $480,664 | $465,000 |
| Median price per sq ft | $249 | $248 | $258 | $241 | $246 |
| Median days on market | 39 | 35 | 47 | 58 | 26 |
| Sale to final list | 100.0% | 100.0% | 100.0% | 99.0% | 100.0% |
| Sale to original list | 97.8% | not split | not split | 97.8% | not split |
| Price range | $310,000 to $835,000 | $329,990 to $815,000 | $310,000 to $835,000 | $440,000 to $600,551 | $155,000 to $3.8 million |
| Active listings, Sept. 23, 2026 | 191 at $503,740 median | 60 at $534,950 median | 131 at $479,900 median | 4 at $459,750 to $504,999 | 150 at $497,000 median |
How Does a 2,200-Acre Master Plan Compare With a Single KB Neighborhood?
This is the real decision, so it deserves plain language. According to Cadence's FAQ page, the community covers 2,200 acres of homes, parks, trails and an urban core, planned for up to 12,250 residential units and 1.1 million square feet of commercial space at buildout, with homes from 1,300 to 4,425 square feet in single-story, two-story and three-story designs plus townhomes and duplexes. According to Cadence's parks page, Central Park is "a 50-acre expanse of turf areas, an amphitheater, pickleball courts, children play areas, six-lane lap pool, 2,000 square-foot splash pad, and free wifi," and the community counts more than 450 acres of open space, plus Desert Pulse Park with the Dakota Dog Park inside it, Citrine Sky Park, and direct access to the 34-mile River Mountain Loop.
Scale is why Cadence keeps showing up in national rankings. According to RCLCO's report on the top-selling master-planned communities of 2025, published January 7, 2026, Cadence ranked third in the United States with 1,247 sales. For a buyer, that means builders competing on the same ground and a resale market that never goes quiet, but also construction traffic for several more years and a commercial core still filling in.
Landings at Caspian Bay is the opposite proposition. According to KB Home, the community features a park with covered picnic areas and walking paths, and it sells its location rather than its amenities: a short drive to Mission Hills Park, which the builder says has baseball fields, basketball courts and a splash pad; proximity to the River Mountain Loop and Amargosa trails; and the Water Street District ten minutes away. There is no lap pool and no master association funding one, and no decade of construction ahead either; when KB finishes its lots, the street is done. Some buyers pay for the master plan's pool and events; others would rather keep the $75 a month and drive to the city park.
One more thing a buyer should know about Cadence that its brochure will not lead with: part of the community is built to rent. The builder roster on cadencenv.com lists AMH (American Homes 4 Rent) with two for-rent neighborhoods, Pine Landing and Vista del Mar, plus Elysian Homes at Cadence, described as the operator's first built-to-rent community, and four apartment communities, Adler, Ascend Symmetry, Element 12 and Avela. Managed rental streets are well kept, but they change who your neighbors are, so ask which parcels near your lot are for-rent product. KB's page lists no rental operator at Caspian Bay.
Do Cadence or Landings at Caspian Bay Carry SID or LID Assessments?
Special Improvement District and Limited Improvement District assessments are the line item that surprises Henderson new-construction buyers, because they arrive as a separate bill rather than inside the mortgage payment. A city sells bonds to build roads, sewer and drainage for a new area, then assesses each parcel for its share over a period of years. According to Assessment Management Group, which administers these bills, its database covers "City of Henderson Districts" and can be searched by parcel number, owner name or street name, and a property closing escrow near a bill's mailing date must pay it from escrow. According to the Clark County Assessor, NRS 361.4723 caps the annual increase in the property tax bill on an owner-occupied home at 3%; a special assessment is a separate obligation billed separately, so it sits outside that cap. Our SID and LID explainer covers payoff math and disclosure rules.
Here is the part that matters for this comparison, and it corrects something you may have read elsewhere, including in older material on this site. According to Cadence's own FAQ, "There are no SID/LID (special improvement district/limited improvement district) fees." I re-read that page on September 23, 2026, and it is unambiguous. I have seen Cadence described as carrying SID/LID assessments in the $1,400 to $3,200-a-year range, and I cannot find a parcel-level source that supports it, so I am not repeating it. The verification step is still yours: type your lot's street name into AMG's database before you sign, and read the Clark County Treasurer's parcel page for any special assessment line.
For Landings at Caspian Bay, KB Home's page says nothing either way. I found no HOA figure and no SID or LID statement anywhere in the page's visible text or its underlying data on September 23, 2026. The 89002 area around Equestrian Drive is older Henderson, largely built out in the 1990s and 2000s, which usually means any infrastructure districts are long retired, but "usually" is not a disclosure. Ask the KB sales office in writing whether the lot carries any special or limited improvement district assessment, and if so the annual amount and remaining term, then confirm with AMG. If the answer is none, the two communities are equal on this line; if not, the number belongs in the carrying-cost table below.
What Will Each Home Cost to Carry Every Month?
A side-by-side monthly budget is only useful if every line is either verified or honestly marked as something you still have to ask. Below, the loan is priced at the Freddie Mac survey rate of 6.95% for the week of September 17, 2026, with 20% down on each community's actual 12-month median closing, so the mortgage lines are illustrations rather than quotes. According to the Clark County Treasurer, every Henderson tax district carries a combined rate of 2.9613 per $100 of assessed value for fiscal year 2026-2027, and assessed value in Nevada is 35% of taxable value. For a new home the assessor's taxable value tends to sit near the purchase price, so I used the price itself.
The association lines come from the associations. According to the Cadence Community Association, the 2026 master assessment is $225 per quarter, due January 1, April 1, July 1 and October 1, and it funds parks, trails, open space and community events. The same page lists a 2026 insurance assessment of $141 per quarter for homes that share a wall with a neighbor and lack their own sub-association coverage, service-area assessments in specific neighborhoods (Cantata Point $45, Hampton $60, Symmetry Trails I $111 and Symmetry Trails II $144, all per quarter), and three sub-associations managed by third parties, Hampton Collective, Heritage at Cadence and Somerville and Alderidge, whose dues are not listed. So a detached Cadence home outside a service area pays $75 a month; a townhome can pay $75 plus $47 plus a service-area charge.
For Caspian Bay, the only association figure I could find is the one in the MLS. All 18 KB listings on the plat, the 14 closings and the four actives, carry $70 in the association-fee field. Las Vegas agents normally enter that field as a monthly amount, but as the Cadence data showed, some enter quarterly figures, so treat $70 as "probably monthly, confirm with the sales office."
| Monthly line | Cadence new build, $484,500 | Landings at Caspian Bay, $480,664 | Source or status |
|---|---|---|---|
| Principal and interest on 80% loan | $2,566 on $387,600 | $2,545 on $384,531 | Illustration at the Freddie Mac survey rate |
| Property tax | $418 ($5,022 a year) | $415 ($4,982 a year) | Clark County Treasurer rate, before the 3% cap on later increases |
| Master or community HOA | $75 ($225 a quarter) | $70 per the MLS field | Cadence Community Association page; KB does not publish, confirm frequency |
| Sub-association or service area | $0 to about $100 depending on neighborhood | None listed | Ask the Cadence builder for the lot; ask KB to confirm none |
| SID/LID assessment | $0, per the developer's FAQ | Not published | Verify both through AMG's parcel search before signing |
| Homeowners insurance | Get a quote | Get a quote | Varies by carrier and coverage; not verified here |
| Verified subtotal before insurance | $3,059 plus any sub-association | $3,030 plus any assessment | Difference is under $30 a month at these prices |
Two footnotes belong with that table. First, both communities are inside the government loan limits: according to HUD's FHA mortgage limits, Clark County's 2026 one-unit FHA limit is $541,287, and according to the Federal Housing Finance Agency, the 2026 baseline conforming limit is $832,750, so a low-down-payment loan works at either price with mortgage insurance added. Second, the tax line is a first-year estimate; once you file the primary-residence claim, later increases are capped at 3% under NRS 361.4723, and a recorded ownership change removes the abatement until the new owner returns the Assessor's claim postcard.
How Many Builders Can You Choose From, and What Does Each Sell Right Now?
At Caspian Bay the answer is one builder, five plans, and a decision about lot and options. At Cadence the answer on September 23, 2026 was seven for-sale builders across roughly twenty neighborhoods. A caution about sources first: Cadence's own website is partly stale. Its homes page still tells visitors that showcase homes are available from "Woodside Homes, Ryland Homes and Richmond American Homes," and Ryland Homes was merged out of existence in 2015. I used cadencenv.com only as a directory of builder names and took every price and status below from each builder's own page on September 23, 2026, except Richmond American, whose site did not load prices, so its figures come from cadencenv.com's Richmond page.
| Builder | Neighborhoods | Product | Size range | Starting price | Status note |
|---|---|---|---|---|---|
| Beazer Homes | Cantata Point; Aria Crossing | Townhomes; single-family, both with owned solar | 1,330 to 2,256; 1,769 to 2,735 sq ft | $334,990; $499,990 | Quick move-ins listed |
| Century Communities | Modena I; Modena II | Two-story single-family | 1,675 to 2,114; 1,792 to 2,119 sq ft | $434,000; $464,000 | Quick move-ins to $507,440 and $561,070 |
| D.R. Horton | Symmetry Trails II; Bay IV; Falls II; Manor; Summit II | Townhomes; two-story; two-story; single-story; two-story | 1,309 to 1,410; 1,715 to 1,872; 2,436 to 3,000; 2,300 to 2,754; 3,765 to 4,425 sq ft | $324,990; $442,990; $505,990; $596,990; $728,990 | Summit II sold out, two under contract |
| Lennar | Carlton; Midtown Forte; Midtown Accent; Quail Crossings; Preston Terrace | Single-family except Quail Crossings townhomes | 1,248 to 1,724; 1,486 to 2,153; 1,445 to 2,218; 1,270 to 1,711; 2,472 to 2,918 sq ft | $390,990; $420,263; $432,990; $391,990; $518,990 | All actively selling |
| Richmond American | Interlude at Cadence | Two-story, up to 5 bedrooms | 2,620 to 3,280 sq ft | $549,950 (cadencenv.com) | Opened November 2025; quick move-ins $617,950 to $747,866 |
| Taylor Morrison | Opus at Cadence | Two- and three-story, 10 plans | 1,856 to 2,779 sq ft | $424,990 | Available-now home at $457,835 |
| Woodside Homes | Ashwood; Adair; Ambridge | All single-story | 2,153 to 2,608; 2,769 to 3,032; 1,597 to 2,193 sq ft | $479,950; $538,950; $504,950 | Ambridge final opportunity, 7 quick move-ins |
A few things jump out of that table when you hold it next to KB's five plans. Cadence is the only one of the two with single-story homes, from Woodside's three collections and D.R. Horton's Symmetry Manor, and single-story is the most common request I hear from buyers over 50. Cadence is also the only one with townhomes below $400,000 and with anything above 2,500 square feet. KB's range, 1,572 to 2,469 square feet in two stories, sits squarely in the middle of Cadence's, so a buyer who wants that product can find it from at least four Cadence builders at similar money; compare included features, warranty terms and incentives rather than assuming the master plan costs more. Our pages for Century at Cadence, Summit at Cadence and Parkside at Cadence cover the Century, Woodside and Taylor Morrison neighborhoods, and the KB Home builder page covers KB's other Las Vegas-area communities.
Energy features deserve one question at each office: KB Home says its Caspian Bay homes are designed to be ENERGY STAR certified, and according to Beazer, Aria Crossing homes include owned solar with published energy estimates of $55 to $84 a month.
Which Schools Are Actually Zoned for Each Address?
Builders list nearby schools; the Clark County School District assigns schools by street address, and the two do not always match, so I checked both communities against CCSD's 2026-27 attendance-zone data rather than the brochures. For Landings at Caspian Bay, the builder's list and the district's zones happen to agree. According to CCSD's zoning lookup, addresses on Equestrian Drive are zoned to Fay Galloway Elementary School at 701 Skyline Road, Jack and Terry Mannion Middle School at 155 E. Paradise Hills Drive, and Foothill High School at 800 College Drive, all in 89002. KB's page puts Galloway 2.5 miles away, Mannion 4 miles and Foothill 2 miles, and adds two non-zoned options, College of Southern Nevada High School South and the Pinecrest Academy Horizon charter campus about a mile away.
For Cadence the district's answer was consistent at four different points I tested inside the community, from Central Park to Cadence Crest Avenue: Chester T. Sewell Elementary School at 700 E. Lake Mead Parkway, B. Mahlon Brown Academy of International Studies at 307 Cannes Street for middle school, and Basic Academy of International Studies at 400 Palo Verde Drive for high school, all in 89015. Edna F. Hinman Elementary at 450 E. Merlayne Drive in 89011 sits near the community, and Cadence is large enough that a lot on its edges could be zoned differently, so the four-point check is a strong indication and not a guarantee for your address. Cadence also has a charter campus inside it. According to Academica Nevada, Pinecrest Academy Cadence at 225 Grand Cadence Drive serves grades K through 9, and charter enrollment is by application rather than by zone.
Two practical notes. CCSD redraws boundaries between school years and opens new schools as the east side grows, so run the lookup for the exact lot and street the week you sign. And do not compare the two assignments on reputation alone: Basic Academy and Brown Academy run International Baccalaureate-branded programs, Foothill is a large comprehensive high school, and a charter seat at Pinecrest depends on the lottery. If schools are the deciding factor, tour the zoned campuses before you tour the models again.
What Does the Resale Evidence Say About Holding Value?
Nobody buys a new home planning to sell it, and everybody eventually does, so the resale question is really "what will the market around me look like when it is my turn." Cadence answers that directly. Its 214 resale closings in the 12 months ending September 23, 2026 ran a $492,450 median and $258 per square foot, above the new-build median, in a median 47 days. Resale sellers are competing with 60 builder listings at any given time, and they are still clearing at 100% of final list. That is the healthiest reading for a buyer: second owners are getting out at prices that reflect the amenities.
Caspian Bay has no resale record yet, because its first closings were in November 2025, so the right proxy is the ZIP around it. Las Vegas MLS data pulled through Repliers on September 23, 2026 shows 479 resale closings of homes built through 2024 in ZIP 89002 over the same 12 months, at a $465,000 median and $246 per square foot, in a median 26 days, closing at 100.0% of final list. The typical 89002 resale was built around 2002 and measured about 1,840 square feet, so a KB home at $241 per foot new is priced almost exactly at the ZIP's resale level, with 20 years less age. When you sell, you will compete against those 2000s-vintage homes on lot size and location, with newer systems, the energy certification and the warranty history in your favor. What you will not have is a master plan's brand pulling buyers to your street.
There is one honest asymmetry. Cadence has years of new inventory still to come, so a Cadence resale seller will always be competing with the builder's newest phase and its incentives; a Caspian Bay seller will not, because KB will be gone. That cuts both ways: constant new supply keeps Cadence prices from spiking but keeps a big buyer pool circulating, while Caspian Bay's scarcity is real and so is its anonymity. Both closed within 2.2% of original list over the past year.
How Long Will You Wait for Your Home, and What About Quick Move-Ins?
Timelines differ more than prices do. According to KB Home's FAQ, "KB Home personalized homes at this community are typically delivered in 4-5 months," the built-to-order model: pick a homesite and a plan, walk the design studio, and the home starts after contract. If you need to move sooner, KB's page on September 23, 2026 listed two inventory homes, Homesite 111 at 570 Caspian Bay, a four-bedroom Plan 2069 at $459,750 shown as available in three to six months, and Homesite 116 at 652 Tranquil Bay, a three-bedroom Plan 2124 with a covered patio at $494,750 shown as available now. Both are in the MLS, which is how I know they carry a $70 association fee and, per the listing remarks, potential RV or boat parking on the Tranquil Bay lot.
Cadence's builders run every model at once, which is an advantage if your timing is fixed. Woodside's Ambridge collection alone listed seven completed or nearly completed single-story homes from $504,950 to $684,950 on September 23, 2026, and its Adair collection listed three from $614,950 to $651,950. Century's Modena I and II showed quick move-ins up to $507,440 and $561,070. D.R. Horton's Symmetry Bay showed two completed homes at $442,990 and $457,990, one reduced from $469,990. Taylor Morrison listed an available-now Aspen at 652 Semitone Lane for $457,835. For a to-be-built home each builder quotes its own schedule, and in our experience across Henderson production builders those run four to seven months depending on the stage of the phase.
Whichever path you take, Nevada gives a new-construction buyer one protection worth knowing. According to NRS 116.4108, a buyer in a common-interest community who has not personally inspected the unit may cancel the purchase contract by written notice until midnight of the fifth calendar day after signing, and the contract must say so. That is the window in which to read the public offering statement, the association budget and any assessment disclosures, and a quick move-in with a rate buydown is only a good deal after that reading is done.
What Questions Should You Ask Each Sales Office Before You Sign?
The point of this guide is to send you into both sales offices with the right list. For Cadence, start with the association stack: "What is the master assessment, is there a sub-association or service-area assessment on this lot, and what is the total per month?" The answer should come as a printed budget, not a verbal estimate. Then: "Is any parcel adjacent to this lot planned for rental product?" Then: "What is the construction schedule for the parcels around me?" And: "Which CCSD schools is this specific address zoned to?" Finally, ask for the developer's no-SID/LID statement in writing and check AMG yourself.
For Landings at Caspian Bay, the list is shorter but two items matter more because the builder's page is silent on them. First: "What is the HOA, who manages it, how often is it billed, and may I see the current budget and reserve summary?" The MLS says $70; the office should confirm the number and the frequency. Second: "Is this lot subject to any special improvement district or limited improvement district assessment?" Then the timing questions: which homesites are available, the premium on each, and the realistic delivery date. And the incentive question, which applies to every Cadence builder too: does the advertised incentive require the affiliated lender, and what is the rate sheet with and without it?
At both offices, ask for the same three documents: the public offering statement, the current association budget, and the written list of what is included in the base price versus what is an option. Compare the included-feature sheets side by side, because a $410,000 base price with a bare kitchen and a $445,000 base price with quartz counters, upgraded flooring and solar are not $35,000 apart. Across the 9,600-plus closings our team has represented, the buyers who regret a new-construction purchase are rarely the ones who chose the wrong community; they are the ones who did not ask what the monthly bill would be until the first statement arrived.
Who Should Pick Cadence, and Who Should Pick Landings at Caspian Bay?
Pick Cadence if the amenities are something you will use. The lap pool, the splash pad, the amphitheater events, the pickleball courts and the 450 acres of parks and trails are a real part of daily life for families with school-age kids and for retirees who walk every morning. Pick Cadence if you want a single-story home, because Caspian Bay has none, or a townhome under $400,000, or a home above 2,500 square feet. Pick Cadence if someone in the household commutes to the Strip, downtown or UNLV, where it saves three to four miles each way. And pick Cadence if resale liquidity matters: 542 closings a year is a market that will still be there in a decade. Our living in Cadence guide describes the day-to-day in more detail.
Pick Landings at Caspian Bay if you want the simplest version of a new home. One builder, five plans, a $70 association line to confirm, a park down the street rather than a resort-style complex, and a construction end date you can see. Pick it if you prefer an established part of Henderson, where the neighbors on the surrounding streets have lived for 20 years and the zoned schools, from Galloway to Foothill, are known quantities. Pick it if your life points toward Boulder City, the lake or the River Mountains, where it is five miles closer. And pick it if a 4-to-5-month build on a lot you chose, or a completed home you can negotiate on today, fits your timing better than waiting on a phase release.
What should not decide it is price, because at the median the two are $4,000 apart on purchase price and under $30 a month apart on the verified carrying-cost lines. What might decide it is the two answers I could not get from the builders' pages: the Caspian Bay HOA and any assessment on the KB lot, and the sub-association total on the specific Cadence lot you like. Get both in writing, put them in the table above, and the comparison will finish itself. Both are sound places to buy a new home in Henderson in 2026; they are simply built for different weeks.
Frequently Asked Questions
Is Landings at Caspian Bay in Las Vegas or Henderson?
Henderson. KB Home's web address files the community under "new-homes-las-vegas," but the builder's own page gives the location as 672 Equestrian Dr., Henderson, NV 89002, and every MLS closing on the plat carries a Henderson address. It sits in southeast Henderson near Foothill High School and Mission Hills Park, inside the city limits, so it pays the Henderson tax rate and receives Henderson city services. Cadence is also inside Henderson, in ZIP 89011 on the east side, about six miles away.
What are the HOA fees at Cadence and at Landings at Caspian Bay?
According to the Cadence Community Association, the 2026 master assessment is $225 per quarter, or $75 a month, with a $141-per-quarter insurance assessment on attached homes without sub-association coverage and service-area assessments of $45 to $144 per quarter in specific neighborhoods; three sub-associations set their own dues. KB Home does not publish an HOA for Landings at Caspian Bay. All 18 KB listings on the plat show $70 in the MLS association-fee field, normally a monthly figure, so confirm the amount, frequency and manager with the sales office.
Does Cadence have SID or LID fees?
Cadence's developer says no. The FAQ on cadencenv.com states, "There are no SID/LID (special improvement district/limited improvement district) fees," and I could not find a parcel-level source showing one, so I do not repeat the annual figures that circulate elsewhere. Verify your specific lot anyway by searching the street name in Assessment Management Group's database, which covers City of Henderson districts. KB Home's Caspian Bay page says nothing about SID or LID, so ask that sales office directly and run the same AMG check.
How do prices compare between Cadence and Caspian Bay in 2026?
Closer than the marketing suggests. Las Vegas MLS data pulled through Repliers on September 23, 2026 shows Cadence's 328 new-build closings over the prior 12 months at a $484,500 median and $248 per square foot, and KB Home's 14 Caspian Bay closings at a $480,664 median and $241 per square foot. KB's base prices run $399,990 to $439,990 before premiums and options; Cadence's seven builders start anywhere from $324,990 for a townhome to $728,990 for the largest Symmetry Summit plan. On a like-for-like two-story home, expect similar money in either place.
Which schools are zoned for each community?
For the 2026-27 school year, the Clark County School District zones Equestrian Drive addresses at Caspian Bay to Fay Galloway Elementary, Jack and Terry Mannion Middle School and Foothill High School. Four points I tested inside Cadence were zoned to Chester T. Sewell Elementary, B. Mahlon Brown Academy of International Studies and Basic Academy of International Studies. Pinecrest Academy Cadence, a K-9 charter campus at 225 Grand Cadence Drive, sits inside the community and enrolls by application. Run CCSD's lookup for the exact lot address before you sign, because boundaries change between years.
How long does it take to get a new home at each community?
KB Home states that personalized homes at Landings at Caspian Bay are typically delivered in four to five months, and on September 23, 2026 it listed one completed home at 652 Tranquil Bay for $494,750 and one due in three to six months at 570 Caspian Bay for $459,750. Cadence's builders keep quick move-in inventory across the community, from D.R. Horton Symmetry Bay homes at $442,990 to Woodside Ambridge single-stories from $504,950, and to-be-built homes generally run four to seven months. Nevada's NRS 116.4108 gives a buyer who has not inspected the unit five calendar days to cancel.
Are there rental homes inside Cadence?
Yes. Cadence's builder roster includes AMH (American Homes 4 Rent) with two for-rent single-family neighborhoods, Pine Landing and Vista del Mar, plus Elysian Homes at Cadence, a built-to-rent community, and four apartment communities: Adler, Ascend Symmetry, Element 12 and Avela. Those are professionally managed and generally well kept, but they change the ownership mix on nearby streets, so ask which parcels near your lot are rental product. KB Home lists no rental operator at Landings at Caspian Bay, although individual owners may rent their homes subject to association rules.
Ready to Compare Cadence and Caspian Bay With Nevada Real Estate Group?
If you have read this far, the remaining work is short: two written answers from KB Home, one written budget from the Cadence builder whose lot you like, and a CCSD lookup on each address. Our team at Nevada Real Estate Group has represented more than 9,600 closings across Nevada, including hundreds of Henderson new-construction contracts, and we approach a builder purchase the same way every time: we pull the plat's actual closings before you walk into the model, we read the public offering statement and the association budget inside the five-day window, and we negotiate the incentive, the lot premium and the rate sheet as one package rather than three separate conversations.
If Cadence is the direction, we can walk the seven builders in a single afternoon in the order that fits your budget, tell you which neighborhoods sit beside rental parcels or future construction, and pull the sub-association budget for the specific lot before you write anything. If Caspian Bay is the direction, we can confirm the association terms and any assessment with KB in writing and compare the two inventory homes against the 14 closings on the street.
Call or text (702) 637-1759, or start from the Henderson homes for sale page and our new construction guide, and tell us what your week looks like: the commute, the schools, the pool or the park, the single story or the second floor. We will tell you honestly which of these two communities fits it, or whether a third one in Henderson fits it better. Nevada Real Estate Group is brokered by LPT Realty, license S.181401, at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
Which Sources Inform This Cadence vs Caspian Bay Guide?
Market figures come from Las Vegas MLS data pulled through Repliers on September 23, 2026: closings for the 12 months ending that day and active listings as of that day, for plats containing "Cadence" in ZIP 89011, the Caspian Bay and Equestrian and Weeks Bay River plats in 89002, and all of ZIP 89002. They are a brokerage data pull, not an official Las Vegas REALTORS statistic. Drive times are free-flow routing estimates run the same day. Builder, association, tax, school and financing pages were read on September 23, 2026.
- KB Home, Landings at Caspian Bay: address, plans, from-prices, ENERGY STAR design, delivery time, amenities, schools list, inventory homes; no published HOA or assessment.
- Cadence, FAQs: acreage, unit count, size range, association structure, and the no-SID/LID statement.
- Cadence, parks and trails: Central Park and open-space figures.
- Cadence, builder roster: for-sale builders and rental operators; the stale Ryland Homes reference.
- Cadence Community Association, assessments: 2026 master, insurance, service-area and sub-association assessments.
- Lennar, Cadence: collection starting prices and sizes.
- D.R. Horton, Symmetry Bay, Symmetry Trails, Symmetry Falls, Symmetry Manor and Symmetry Summit: starting prices, sizes and status.
- Beazer, Cantata Point and Aria Crossing: starting prices, sizes, solar and energy estimates.
- Century Communities, Modena I and Modena II: starting prices, sizes and quick move-ins.
- Taylor Morrison, Opus at Cadence: plan prices and the available-now home.
- Woodside Homes, Ashwood, Adair and Ambridge: starting prices, sizes and quick move-ins.
- Richmond American, Interlude at Cadence on cadencenv.com and the November 20, 2025 opening release: plan prices, location and designs.
- RCLCO, top-selling master-planned communities of 2025: Cadence's third-place rank and 1,247 sales.
- Clark County School District, zoning: 2026-27 attendance zones.
- Academica Nevada, Pinecrest Academy Cadence: campus address and grades.
- Clark County Treasurer, Henderson tax districts: the 2.9613 rate for 2026-2027.
- Clark County Assessor, tax abatement: the NRS 361.4723 cap and claim postcard.
- Assessment Management Group: the Henderson district parcel search.
- NRS Chapter 116: the NRS 116.4108 cancellation right.
- Freddie Mac, Primary Mortgage Market Survey: 6.95% for the week of September 17, 2026.
- HUD, FHA mortgage limits and FHFA, 2026 conforming loan limits: the $541,287 and $832,750 limits.
Prices, incentives, association dues, assessments, tax rates, school zones and mortgage rates change without notice. Confirm every figure for the specific lot, association and loan you are considering before signing a purchase agreement.
