Cadence is a 2,200-acre master plan in east Henderson that has been selling new homes since December 2014 and continues active construction across multiple phases in 2026. The community is built around a nearly 50-acre Central Park (six-lane lap pool, two amphitheaters, splash pads, pickleball courts, fitness court), a separate 100-acre sports park, 10 neighborhood parks and about 450 acres of open space, plus new construction from seven builders, with 106 plans and quick move-in homes shown from $334,990 to $951,950 on the builders' Cadence pages on October 7, 2026. According to RCLCO, Cadence ranked third among America's top-selling master-planned communities in 2025, with 1,247 new-home sales.
What separates Cadence from the established Henderson master plans — Anthem, MacDonald Ranch, and Green Valley Ranch — is the brand-new-construction model. Cadence buyers are largely buying new from a builder rather than buying resale from a prior owner. That changes the transaction shape: builder warranty, modern energy efficiency, design-center upgrade decisions, builder financing incentives, and the association dues all become central to the buyer decision, while the SID/LID assessment that shapes budgets in some newer master plans does not apply here. The lifestyle is also different — according to its FAQ, Cadence was designed as an open community with fewer walls between neighborhoods and with tree-lined streets and sidewalks throughout to increase walkability, something older Henderson communities cannot replicate without retrofit.
This guide is the buyer-side lifestyle map for Cadence in 2026: what the major neighborhoods are, how Central Park and the trail system shape daily life, how school zoning works, how the HOA works and why there is no SID/LID line, what the builder mix is and how to pick one, and how Cadence compares head-to-head with the other major newer Henderson master plans. For the deeper builder-phase status and appreciation analysis, see our companion post on Cadence's #3 national new-home ranking.
Cadence is a 2,200-acre new-construction master plan in east Henderson, developed by The LandWell Company, with seven builders listed on its site as of October 7, 2026. The 106 new homes and plans shown that day ran from $334,990 to $951,950, all but one under $750,000. The 2026 master assessment is $225 per quarter, and there is no SID or LID, so compare builders on price, lot and incentives.
- Cadence allows up to 12,250 homes; about 5,200 were occupied in May 2024, its developer said.
- Seven builders are listed: Beazer, Century, D.R. Horton, Lennar, Richmond American, Taylor Morrison and Woodside.
- Cadence's FAQ lists a nearly 50-acre Central Park, a 100-acre sports park and 450 open-space acres.
- The 2026 master assessment is $225 a quarter, and Cadence's FAQ says there are no SID/LID fees.
- Our September 23, 2026 MLS pull counted 542 Cadence closings at a $485,500 median.
Our team closed 789 homes and $361.5M+ in 2025, according to RealTrends. For valley-wide context, according to Las Vegas REALTORS, as reported by Nevada Business, 28,498 existing homes, condos and townhomes sold across Southern Nevada in 2025, the lowest annual total since 2007.
Curious what's for sale right now? Henderson homes for sale has every live MLS listing with prices and instant filters.
What exactly is Cadence in 2026?
Cadence is a master-planned residential community spanning 2,200 acres in eastern Henderson, Nevada, developed by The LandWell Company. According to Cadence's FAQ, the plan allows up to 12,250 residential units and 1.1 million square feet of commercial space, the initial groundbreaking was in August 2013 and sales began in December 2014, and the developer describes the site as land "that was vacant for decades in the heart of Henderson."
How far along is it? In a May 13, 2024 Las Vegas Review-Journal article, LandWell's vice president of marketing put the number of occupied homes at approximately 5,200 and said the community would be complete in roughly five years. Sales have stayed fast since: RCLCO counted 1,386 Cadence new-home sales in 2024 and 1,247 in 2025, third in the nation both years. No current homes-built count has been published, and seven builders were still listed on Cadence's site as of October 7, 2026. Our September 23, 2026 MLS pull for Cadence filtered to plats in ZIP 89011.
Where is Cadence located and why does the eastern Henderson position matter?
Cadence sits off Lake Mead Parkway in east Henderson, north of where State Route 582 (Boulder Highway) and Lake Mead Parkway cross, southwest of Lake Las Vegas and directly south of Clark County Wetlands Park, as the Review-Journal described it in 2024. Its FAQ adds that the Historic Water Street District in downtown Henderson is directly down Water Street. The location is structurally different from the southern Henderson master plans such as Anthem and Inspirada: Cadence faces the I-515 corridor toward the airport and the Strip, with Lake Mead National Recreation Area and Boulder City to the east and southeast.
To put numbers on it, we ran free-flow routing from Cadence Central Park on September 23, 2026 for our Cadence vs Landings at Caspian Bay comparison. The Las Vegas Strip at Bellagio came out at 13.7 miles and about 27 minutes, the Terminal 3 side of Harry Reid International Airport at 11.2 miles and about 22 minutes, UNLV at 11.9 miles and about 22 minutes, Boulder City at 13.5 miles and about 25 minutes, and Boulder Beach on Lake Mead at 16.7 miles and about 30 minutes. Those are no-traffic estimates, so add ten to twenty minutes for a weekday morning run up the 515. The walkable, trail-connected internal design also means many daily errands can be done on foot or by bike inside the community footprint, reducing total daily driving versus older Henderson communities.
What sub-neighborhoods make up Cadence?
Cadence is a patchwork of builder neighborhoods, each with its own builder, price band and product type, plus Lennar's age-qualified Heritage at Cadence. New-construction availability rotates across phases, so buyers should check current inventory with the builder sales offices rather than relying on advertised starting prices, which can change quarterly. The table lists the neighborhoods with homes shown on each builder's Cadence page on October 7, 2026.
| Neighborhoods | Builder | Prices Shown | Sizes Shown |
|---|---|---|---|
| Cantata Point, Aria Crossing | Beazer Homes | $334,990–$642,218 | 1,330–2,735 sq ft |
| Modena I, Modena II | Century Communities | $438,990–$507,440 | 1,675–2,119 sq ft |
| Symmetry Trails, Bay, Falls, Manor | D.R. Horton | $350,990–$735,745 | 1,309–3,000 sq ft |
| Carlton, Midtown, Quail Crossings | Lennar | $370,990–$485,990 | 1,248–2,218 sq ft |
| Interlude | Richmond American | $549,950–$748,071 | 2,620–3,280 sq ft |
| Opus | Taylor Morrison | $454,990–$545,990 | 1,856–2,779 sq ft |
| Meridian, Acacia, Ashwood, Ambridge, Adair, Serenata | Woodside Homes | $345,950–$634,950, plus one Adair quick move-in at $951,950 | 1,284–2,935 sq ft |
The most common buyer questions across the sub-neighborhoods cluster around floor plan availability, lot premium ranges, and builder incentive packages. Builder incentives, usually some mix of rate buydowns, closing-cost credits and design-center allowances, change by builder and by month, so compare each sales office's current offer in writing. For deeper builder-by-builder analysis, see our companion post on Cadence's #3 national new-home ranking and builder mix.
What does Cadence Central Park add to daily life?
Cadence Central Park is the nearly 50-acre amenity hub of the master plan and the most distinctive feature of the community for relocating buyers. According to Cadence's FAQ, Central Park offers picnic areas, two amphitheaters, a playground and an adventure playground, splash pads, pickleball courts, a fitness court and a pavilion, and the Central Park pool is open from May 1 to October 31. Cadence's amenities page describes a six-lane lap pool, a 2,000-square-foot splash pad in the pool complex, a resident-only pool with views of the Las Vegas Strip, and free Wi-Fi and outlets across the park.
The same FAQ lists a separate 100-acre sports park, 10 distinct neighborhood parks, 30 acres of trails with access to regional trails, and dog parks, inside nearly 450 acres of open space. Among the neighborhood parks, the developer's parks and trails page describes Desert Pulse Park, a 5-acre City of Henderson park inside Cadence that holds the Dakota Dog Park, and Citrine Sky Park, with two grass volleyball courts, a covered play area and 1.5 acres of turf. The same page points residents to the River Mountains Loop, a 34-mile paved trail completed in 2012. The trail network connecting the parks to the neighborhoods is a large part of why Cadence feels different from older Henderson communities.
What is the school situation at Cadence?
Cadence falls within the Clark County School District attendance area, and Cadence's FAQ lists neighborhood schools among the community's features. Zoned schools are set by address, not by master plan, and a boundary can split neighborhoods inside the same plan, so check the specific lot in the CCSD zoning search before you write an offer and again before closing, because boundaries can change as the district opens campuses for new growth areas. The zoning search returns the elementary, middle and high school for one address at a time, so run it for each home on your shortlist rather than once for the neighborhood.
Beyond the zoned schools, Henderson's charter and private schools enroll by application rather than by address, so a buyer who wants one should look into enrollment early rather than assume a seat comes with the house. If you are comparing Cadence with older Henderson master plans, our guides to Anthem and Green Valley Ranch cover those communities' parks, prices and HOA structures.
What HOA dues should buyers expect at Cadence, and is there a SID or LID?
Cadence's recurring costs come from its associations, not from an improvement district. According to Cadence's FAQ, the community has a master homeowners association plus sub-associations in some neighborhoods, such as Heritage at Cadence, and "There are no SID/LID (special improvement district/limited improvement district) fees." The same FAQ notes that some neighborhoods, such as those with townhomes or condos, may also have non-HOA assessment fees, so buyers of attached product should ask for that figure in writing. According to the Cadence Community Association, the 2026 master assessment is $225 per quarter for every home, and some homes add the charges in the table below. That is the main structural cost difference from Inspirada, where City of Henderson LID T-18 runs to a final payment on June 1, 2035, according to Assessment Management Group's district schedule.
| Charge | 2026 Amount | Who Pays |
|---|---|---|
| Master assessment | $225 per quarter | Every Cadence home; due January 1, April 1, July 1 and October 1 |
| Insurance assessment | $141 per quarter | Attached homes without coverage from a separate sub-association |
| Service-area assessment | $45–$144 per quarter | Cantata Point ($45), Hampton ($60), Symmetry Trails I ($111), Symmetry Trails II ($144) |
| Separate sub-association | Set by each sub-association | Hampton Collective, Heritage at Cadence, Somerville and Alderidge |
| SID/LID | None | Per Cadence's FAQ |
Because Cadence has no district, a Cadence buyer has no SID/LID balance to pay off or assume at closing. Where a district does exist, as at Inspirada, the assessment is a separate bill, not part of the property-tax bill: according to the Clark County Treasurer, special assessments "are different than real property taxes, and are billed separately," typically semi-annually, and AMG's schedule gives T-18 its own June 1 and December 1 due dates. According to AMG's FAQ, the remaining assessment transfers to the new owner at a sale. For those mechanics, see our companion post on SID/LID fees in Cadence and Inspirada.
What builder mix is active at Cadence in 2026?
According to the builder pages on Cadence's website, read October 7, 2026, seven builders were selling: Beazer Homes (Cantata Point and Aria Crossing), Century Communities (Modena I and II), D.R. Horton (the Symmetry neighborhoods), Lennar (Carlton, Midtown and Quail Crossings), Richmond American (Interlude), Taylor Morrison (Opus) and Woodside Homes (Meridian, Acacia, Ashwood, Ambridge, Adair and Serenata). Lennar also built Heritage at Cadence, the community's age-qualified neighborhood, which is not among the neighborhoods its Cadence page lists as selling.
The price ladder is narrower than older marketing suggested. Of the 106 plans and quick move-in homes shown, counting every page of each builder's listings, 17 were under $400,000, mostly townhome-style and smaller plans from Beazer, D.R. Horton, Lennar and Woodside; 38 were between $400,000 and $499,999; 38 were between $500,000 and $599,999; and 13 were at $600,000 or more. Only one topped $750,000: a Woodside quick move-in at Adair listed at $951,950, far above the $634,950 next-highest Woodside home. After it came Richmond American's Interlude at $748,071 and D.R. Horton's Symmetry Manor at $735,745, and the median of all 106 was $497,475. For a buyer, that makes the choice less about a luxury tier and more about lot, floor plan and the incentive each sales office is running that month.
What does the resale market at Cadence look like in 2026?
Cadence resale operates as a hybrid new-and-resale market, and resales are the larger share of what is for sale. Las Vegas MLS data we pulled through Repliers on September 23, 2026, filtered to plats containing "Cadence" in ZIP 89011, shows:
- 12-month closings: 542 in the year ending September 23, 2026, at a $485,500 median and $249 per square foot
- New builds (built 2025 or 2026): 328 closings at a $484,500 median, $248 per square foot, in a median 35 days
- Resales (built through 2024): 214 closings at a $492,450 median, $258 per square foot, in a median 47 days
- Active listings on September 23, 2026: 191 at a $503,740 median asking price, ranging from $299,900 to $890,000
- Active split: 131 resales at a $479,900 median and 60 builder listings at a $534,950 median
These are our own measurements of the MLS record, not official Las Vegas REALTORS statistics, which cover the valley as a whole.
Resales were closing above new builds in that pull, $492,450 against $484,500 at the median, which is the clearest sign in the record that earlier owners were not having to discount against new inventory. We have not found a verifiable appreciation series for Cadence, so we don't quote one; our companion buildout-status post covers the resale and buildout picture in more detail.
What financing options work best for new-construction Cadence buyers?
Cadence new-construction financing splits across a typical Henderson buyer mix with one important wrinkle: builders commonly tie incentives such as permanent rate buydowns, closing-cost credits and design-center allowances to the use of their own or preferred lender, and the size of those incentives changes by builder and by month. Start from the market rate. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed rate averaged 7.28% and the 15-year 6.60% in the week of October 1, 2026.
| Price point | Loan at 20% down | Principal and interest at 7.28% | Same loan at 6.28% | 2026 loan limits |
|---|---|---|---|---|
| $334,990 (lowest home shown, Beazer at Cantata Point) | $267,992 | $1,834 | $1,655 | Under the $541,287 Clark County FHA limit and the $832,750 conforming limit |
| $497,475 (median of the 106 homes shown) | $397,980 | $2,723 | $2,458 | Under both limits |
| $748,071 (Richmond American at Interlude) | $598,457 | $4,095 | $3,696 | Under the conforming limit, above the FHA limit |
On the median-priced home, a one-point permanent buydown would cut principal and interest by about $265 a month at these rates, which is why the lender tie-in matters. Ask each builder for the rate and the incentive in writing, then compare the package against an independent lender's quote net of the incentive; we can run that side-by-side with you during contract review. The loan limits come from the FHFA for conforming loans and HUD for FHA. For down-payment help that may stack on top of builder incentives, see our Las Vegas down payments analysis and Home Is Possible, a Nevada Housing Division program.
How does Cadence compare to Inspirada and Skye Canyon for 2026 new-construction buyers?
Three newer master plans are often considered alongside Cadence by relocating new-construction buyers: Cadence (east Henderson, 2,200 acres, up to 12,250 homes, sales since December 2014, per its FAQ), Inspirada (south Henderson, ZIP 89044, launched as South Edge and now in its final phases of new construction), and Skye Canyon (northwest Las Vegas valley, 1,000 acres and 6,500 homes, according to its developer's site). All three still had builders selling in 2026.
The headline differences: Cadence is the parks-and-builder-choice option — a nearly 50-acre Central Park, a 100-acre sports park and seven builders selling in October 2026, with no SID or LID. Inspirada is the southern Henderson choice — a chain of seven association parks, a $255-per-quarter base assessment in 2026, and a City of Henderson LID (T-18, final payment June 1, 2035) that Cadence does not have. Skye Canyon is the northern-valley choice — a different orientation, toward the northwest valley, a different commute geography (more direct to the northwest and the north end of the valley), and an active-outdoors brand. The right pick is usually a function of which side of the metro the buyer wants to be on rather than community feature differences. If you're approaching from out of state and unsure which Henderson master plan fits, the most direct path is to text or call Chris Nevada at (702) 637-1759 for a side-by-side tour.
Frequently Asked Questions
How much do new homes cost at Cadence in 2026?
New-construction prices shown on the seven builders' Cadence pages on October 7, 2026 ran from $334,990 (a Beazer quick move-in at Cantata Point) to $951,950 (a Woodside quick move-in at Adair, the only home above $748,071), with a median of $497,475 across 106 plans and quick move-in homes. Incentives change by builder and release, so compare each sales office's current offer in writing.
Is Cadence guard-gated?
Cadence as a whole is not guard-gated. According to a 2016 Review-Journal report on the opening of its recreation center, Heritage at Cadence, Lennar's age-qualified neighborhood, is the only guard-gated neighborhood in Cadence; confirm current gate staffing with its sub-association. The rest of the master plan operates with open street access and trail connectivity between neighborhoods, parks, and commercial nodes.
What is SID/LID and does Cadence have it?
No. A SID or LID is an improvement district whose assessments repay the bonds a city or county sold to build streets, sewers and similar public works, billed to the benefiting parcels separately from property tax. According to Cadence's FAQ, "There are no SID/LID (special improvement district/limited improvement district) fees." Inspirada, by contrast, sits in City of Henderson LID T-18, with a final payment on June 1, 2035. The same Cadence FAQ says some townhome or condo neighborhoods may have non-HOA assessment fees, so ask before you sign. See our companion SID/LID Cadence + Inspirada post for the mechanics.
How long is the commute from Cadence to the Strip?
In free-flow routing from Cadence Central Park on September 23, 2026, the Strip at Bellagio was 13.7 miles and about 27 minutes away, and the Terminal 3 side of Harry Reid International Airport 11.2 miles and about 22 minutes. Boulder Beach on Lake Mead was 16.7 miles and about 30 minutes. Those are no-traffic times; add ten to twenty minutes for a weekday morning run up the 515.
Which schools serve Cadence?
Zoned CCSD schools depend on the specific address, and boundaries can split neighborhoods within Cadence, so check the lot in the CCSD zoning search before you write an offer. Charter and private schools in Henderson enroll by application rather than by address. To compare Cadence with older Henderson master plans, see our guides to Anthem and Green Valley Ranch.
How does Heritage at Cadence work for 55-plus buyers?
Heritage at Cadence is Lennar's age-qualified (55-plus) neighborhood inside the Cadence master plan. According to the 2016 Review-Journal report, it is divided into four villages, Symphony, Encore, Duets and Chorus, around Lennar's 22,713-square-foot Heritage Recreation Center. According to the Cadence Community Association, it has its own sub-association, with dues on top of the $225-per-quarter master assessment. Lennar's Cadence page, read October 7, 2026, does not list Heritage among its selling neighborhoods, so most buyers there are buying resale. Heritage owners can still use the broader Cadence trail system and Central Park as master-association members.
Which Sources Inform This Cadence Guide?
This guide draws on public records, the builder pages on cadencenv.com read October 7, 2026, our September 23, 2026 pull of Las Vegas MLS data and free-flow routing, CCSD zoning, and the developer's parks pages. Authoritative sources cited above include: RCLCO for the 2025 sales ranking; the Freddie Mac Primary Mortgage Market Survey for the October 1, 2026 rate; the Clark County School District for school attendance boundaries; Las Vegas REALTORS and Nevada Business for valley-wide 2025 sales; Cadence's FAQ for the timeline and the no-SID/LID statement; the Cadence Community Association for 2026 assessments; the Review-Journal for Heritage at Cadence; RealTrends for our 2025 production; Skye Canyon's developer for its acreage and home count; the National Park Service Lake Mead National Recreation Area for nearby recreation context; and Home Is Possible, the Nevada Housing Division's down-payment program.
For a Cadence sub-neighborhood walkthrough, builder introduction, or a current list of available new-construction inventory that meets your criteria, contact Chris Nevada directly at (702) 637-1759 or info@nevadagroup.com.
