Madeira Canyon is a Henderson community next to Anthem in ZIP 89044. Its main association, the Madeira Canyon Homeowners’ Association, registers 1,004 units with the Nevada Real Estate Division, and the City of Henderson’s homeowners-association map does not mark it as gated. The guard-gated section is a separate association: the Club at Madeira Canyon Unit Owners’ Association, 546 units, which has its own page on this site. The Clark County Assessor’s subdivision records include plats named Provence Sub 1 through 9 and Provence Country Club Parcels 1 through 3. Homes in the main association are recorded under the first set and the Club’s under the second, and the MLS files them the same way.
This guide answers what buyers ask before a Madeira Canyon tour: where the community sits in Henderson, which parts are gated, what the last 12 months of closings show, how the plats and neighborhood names line up, how big the lots are, what the dues are, which schools are zoned, and how Madeira Canyon compares with Roma Hills, Calico Ridge and MacDonald Ranch. Sales figures are my team’s analysis of Las Vegas REALTORS MLS records, retrieved through Repliers, for closed residential sales with an MLS sold date from September 1, 2025, through August 31, 2026. For most of these records the sold date is the day the contract was signed, so a few of the sales closed in September 2026. Public-record facts come from the Nevada Real Estate Division, the City of Henderson’s map layers, the Clark County Assessor and the U.S. Geological Survey, all checked on September 30, 2026.
Correction, September 30, 2026: earlier versions of this guide called Madeira Canyon a single guard-gated community of about 225 estates in ZIP 89011, adjacent to Roma Hills and Calico Ridge, with a $1.35 million median sale. Public records and MLS data show otherwise. The Madeira Canyon Homeowners’ Association (1,004 units) is not marked gated; the guard-gated Club at Madeira Canyon (546 units) is a separate association; the homes are in ZIP 89044; and the main association’s 12-month median sale was $667,500. A second review the same day replaced every remaining unsourced figure, including the price tiers, lot sizes, neighborhood names, build years, drive times, elevation, traffic count, appreciation, rents and remodel costs, with sourced data, or removed it.
Madeira Canyon is a Henderson community in ZIP 89044, next to Anthem, and it is not guard-gated as a whole. The City of Henderson’s map does not mark the Madeira Canyon Homeowners’ Association (1,004 units) as gated; the separate Club at Madeira Canyon (546 units) is guard-gated. MLS records show 38 main-association sales dated in the 12 months to August 2026, at a $667,500 median, and 39 Club sales at $1,125,000. Confirm which association governs an address.
- The Madeira Canyon Homeowners’ Association has 1,004 units and is not marked gated on Henderson’s map.
- The guard-gated Club at Madeira Canyon is a separate 546-unit association the MLS calls Provence Country Club.
- MLS records show 38 main-association sales dated in the 12 months to August 2026, at a $667,500 median.
- Listing records show main-association dues near $185 a quarter; Club records mostly show $317 a month.
- City maps place the addresses we checked in Wallin Elementary, Del Webb Middle and Liberty High.
Want to see current listings? The Madeira Canyon page shows homes for sale in the main association’s plats, and Henderson homes for sale covers the rest of the city.
Where Does Madeira Canyon Sit Inside Henderson?
Madeira Canyon is in the southern foothills of Henderson, beside the Anthem master plan and about 17 road miles from the Las Vegas Strip. According to the City of Henderson’s homeowners-association map, the Madeira Canyon Homeowners’ Association borders the Club at Madeira Canyon to the south and two Anthem associations, Anthem Highlands and Solera at Anthem, to the west and northwest. The same layer puts it in City Council Ward 2. Roma Hills and Calico Ridge, which buyers often compare with Madeira Canyon, are separate communities about 5 and 13 miles away in a straight line.
The ZIP is 89044. The U.S. Census Bureau’s address geocoder matched every Madeira Canyon address we sampled to 89044, every home listed in either association’s plats in the MLS snapshot of September 29, 2026, carried ZIP 89044, and the Clark County Assessor records the parcels inside the City of Henderson.
The community sits well above the valley floor. According to the U.S. Geological Survey’s Elevation Point Query Service, 19 points we sampled inside the main association’s mapped boundary range from about 2,940 to 3,180 feet, and 35 points inside the Club range from about 2,860 to 3,190 feet. The same service puts the Strip at the Bellagio at about 2,120 feet, so Madeira Canyon sits roughly 800 to 1,060 feet higher. How much of the valley a particular house sees depends on its lot and floor plan, so judge views in person rather than by the elevation alone.
The setting is foothill desert. A September 2009 Las Vegas Review-Journal feature on one of its neighborhoods described Madeira Canyon as elevated above the valley at the edge of the Black Mountains and surrounded by the Sloan conservation area. The Bureau of Land Management’s Sloan Canyon National Conservation Area, which Congress designated in 2002, covers about 48,438 acres and, in the agency’s words, forms the southern mountainous skyline of Las Vegas and Henderson.
What Did Builders Construct at Madeira Canyon?
The clearest record of the original building program is that 2009 Review-Journal feature. According to the Review-Journal, Paseo at Madeira Canyon, a Pulte Homes neighborhood, was one of the neighborhoods in the larger master-planned community of Madeira Canyon, with four collections and 13 designs from 1,580 to 2,804 square feet in single- and two-story plans. New homes there were then advertised from the $200,000s, and the feature said Madeira Canyon, adjacent to Anthem, had a newly opened 13-acre community park and a planned elementary school. The city now lists Madeira Canyon Park at 20 acres, with Wallin Elementary beside it.
Current records fill in the rest. The MLS builder field names Pulte on 5 of the 37 main-association closings with full records and is blank on the other 32, so it cannot tell you how many builders worked there. Build years run from 2006 to 2012 across those 37 closings and the 11 main-association homes listed in the MLS on September 29, 2026. In the Club at Madeira Canyon, the same field names Pulte, Del Webb and Richmond on some records, and its recent sales and listings were built from 2006 to 2016.
Lot sizes are modest for a foothill community. We measured every Clark County Assessor parcel in the Assessor’s GIS parcel layer whose center falls inside the main association’s mapped boundary: 1,079 parcels, of which 1,036 measure between 0.05 and 1 acre. Their median is 0.13 acre, about 5,800 square feet, the middle half run from 0.12 to 0.17 acre, and 31 are a third of an acre or larger. That count includes some common-area parcels, so read it as the neighborhood’s lot pattern rather than an exact house count. The Club’s 569 parcels in the same size range have a median of 0.21 acre, about 9,100 square feet. The MLS lot field for the 37 main-association closings tells the same story: a 0.15-acre median, from 0.08 to 0.41 acre.
Exterior changes go through the association. Request the current design guidelines with the resale package before you plan a remodel, a pool or a patio cover. If you want a contemporary custom home on a larger lot, compare the guidelines and lot sizes at MacDonald Highlands and Ascaya as well.
How Much Do Madeira Canyon Homes Cost in 2026?
Prices split cleanly by association. Our MLS pull of September 29, 2026, counted 38 closed residential sales in the main association’s Provence Sub plats with MLS sold dates from September 1, 2025, through August 31, 2026, at a $667,500 median. A detailed pull the next day returned 37 of those sales with full records: a $675,000 median, a range of $435,000 to $1,440,000, a 2,661-square-foot median home and a median of about $267 per square foot. The Club at Madeira Canyon’s Provence Country Club plats recorded 39 closings over the same months at a $1,125,000 median, from $751,000 to $1,425,000, with a 3,628-square-foot median home and about $316 per square foot.
According to Las Vegas REALTORS housing statistics, the valley’s median single-family sale price was $480,000 in July 2026, across 2,046 sales. For context, the main association’s 12-month median is about 1.4 times that one-month figure, and the Club’s about 2.3 times. Treat the comparison as rough, because it sets a 12-month median against a single month.
Two data caveats. The MLS sold date is usually the day the contract was signed, so 3 of the 37 main-association sales and 5 of the 39 Club sales closed in September 2026; all had closed by September 24. And the MLS feed we use shows no sales dated September 2025 in either association, a month when its valley-wide count is also far below the months around it, so treat the 12-month counts as a floor.
Here is how the 37 main-association closings with full records break down by price:
| Sale price | Closings | Home size | Built | Median lot (MLS) |
|---|---|---|---|---|
| Under $500,000 | 4 | 1,628–2,357 sq ft | 2006–2011 | 0.11 acre |
| $500,000–$749,999 | 21 | 1,754–3,800 sq ft | 2006–2012 | 0.15 acre |
| $750,000–$999,999 | 6 | 2,661–3,701 sq ft | 2006–2011 | 0.21 acre |
| $1,000,000 and up | 6 | 3,127–3,775 sq ft | 2007–2008 | 0.235 acre |
A few patterns stand out. Most sales cluster in the middle: 21 of the 37 closed between $500,000 and $749,999. The top of the market is one plat: all six closings at $1,000,000 or more were in Provence Sub 7, five under that plat name and one, at $1,440,000, under the MLS name Provence Sub 7 - Vadieras. Bigger homes sit on bigger lots: the median MLS lot rises from 0.11 acre under $500,000 to about 0.24 acre at $1,000,000 and up. Homes sold close to list: the median main-association sale closed at about 99% of its final list price, and the median home spent 31 days on the market.
What Are the Major Sub-Neighborhoods Inside Madeira Canyon?
The records use plat names, and the marketing uses neighborhood names. The Clark County Assessor and the MLS record the main association’s homes as Provence Sub 1 through Provence Sub 9, plus amended plats, and the MLS also uses the name Provence Sub 7 - Vadieras. Listing descriptions use neighborhood names instead. Paseo at Madeira Canyon was the Pulte neighborhood in the 2009 Review-Journal feature. A September 2026 listing in Provence Sub 3 describes its home as being in Morena at Madeira Canyon, and a Provence Sub 7 listing describes the private gated community of Vadieras, spelled “Vadeiras” in that listing, inside Madeira Canyon. We did not find a public record that maps each neighborhood name to a plat, so ask the listing agent which association and any sub-association govern the address.
The plats differ more than the names suggest. Here are the 12-month closings by plat, from the same 37 records:
| MLS plat | Closings | Median sale | Home size | Built |
|---|---|---|---|---|
| Provence Sub 6 | 7 | $715,000 | 2,333–3,096 sq ft | 2006–2009 |
| Provence Sub 7 | 6 | $1,242,500 | 3,127–3,775 sq ft | 2007–2008 |
| Provence Sub 7 - Vadieras | 1 | $1,440,000 | 3,347 sq ft | 2007 |
| Provence Sub 5 | 4 | $665,000 | 2,550–3,800 sq ft | 2007–2008 |
| Provence Sub 9 | 4 | $730,000 | 2,090–3,701 sq ft | 2007–2011 |
| Provence Sub 1 and 1 Amd | 5 | $500,000 | 1,754–1,928 sq ft | 2006–2007 |
| Provence Sub 4 | 3 | $560,000 | 2,639–3,800 sq ft | 2006–2007 |
| Provence Sub 8 | 3 | $547,500 | 1,802–1,928 sq ft | 2009–2012 |
| Provence Sub 2 | 2 | $472,500 | 1,628–2,090 sq ft | 2007–2009 |
| Provence Sub 3 | 2 | $489,450 | 2,357 sq ft | 2011–2012 |
School assignment does not change across the plats. Every one of the 592 main-association address points we checked falls in the same elementary, middle and high school zones, covered below.
Resale supply is thin relative to the association’s size. The 38 closings in the September 29 pull equal about 3.8% of the association’s 1,004 units. On September 29, 2026, 11 main-association homes were listed in the MLS, two of them under contract; the nine without a contract equal just under three months of supply at the 12-month pace. The right mix of plat, floor plan and condition may take a while to come up.
How Does Madeira Canyon Compare to Roma Hills and Calico Ridge?
Buyers often compare these Henderson communities, although they are not neighbors. Unit counts come from the Nevada Real Estate Division’s association list, gate status from the City of Henderson’s association map, sales from the MLS for September 2025 through August 2026, and drive times from the OSRM routing engine on OpenStreetMap data, without traffic:
| Dimension | Madeira Canyon HOA | Club at Madeira Canyon | Roma Hills | Calico Ridge |
|---|---|---|---|---|
| Units (NRED) | 1,004 | 546 | 144 | 400 |
| Gate status on the city’s map | Not marked gated | Guard-gated | Guard-gated | Not marked gated |
| ZIP | 89044 | 89044 | 89012 | 89011 |
| 12-month closed MLS sales | 38 (Provence Sub plats) | 39 (Provence Country Club plats) | 4 (plat named Roma Hills) | 7 (plat named Calico Ridge) |
| Median sale | $667,500 | $1,125,000 | $1,731,500 | $715,000 |
| Drive from Madeira Canyon | — | Next door | About 20 minutes, 10 miles | About 34 minutes, 20 miles |
A few observations. The two Madeira Canyon associations recorded far more closings than Roma Hills or Calico Ridge did under their plat names, and the main association has the most units of the four. Roma Hills and Calico Ridge recorded only 4 and 7 closings under their plat names, so their medians can swing a long way with one sale; they may also have homes filed under other plat names. Among the four, Roma Hills and the Club at Madeira Canyon are the two guard-gated associations, and the Club is the lower-priced of the two in this window. Our guides to Roma Hills and Calico Ridge cover those communities in more depth.
What Schools Serve Madeira Canyon Buyers?
Madeira Canyon is in the Clark County School District. According to the City of Henderson’s school attendance-zone maps, every Madeira Canyon Homeowners’ Association address we checked, 592 address points, falls in these zones:
- Elementary: Shirley and Bill Wallin Elementary School, 2333 Canyon Retreat Drive
- Middle: Del Webb Middle School, 2200 Reunion Drive
- High: Liberty High School, 3700 Liberty Heights Avenue
The city’s school layer lists Wallin as a kindergarten-through-fifth-grade school, Del Webb as sixth through eighth grade and Liberty as ninth through twelfth.
Wallin Elementary sits beside Madeira Canyon Park, in a notch of the main association’s mapped boundary; the OSRM routing engine estimates about 3 minutes by car from the center of the main association without traffic. The same engine puts Del Webb Middle School about 13 minutes and 6 miles away, and Liberty High School about 14 minutes and 7 miles away. A second elementary zone, labeled Mitchell on the city’s layer, touches the edge of the association’s mapped area, although none of the 592 address points fell inside it, so check the specific address rather than assuming.
CCSD’s zoning search notes that all school attendance boundaries are subject to change by School Board of Trustees action, so confirm the assignment for the specific address. For each school’s published data, use the Nevada Report Card.
What Are the HOA Fees and Madeira Canyon Amenities?
Dues depend on which association governs the lot. The Madeira Canyon Homeowners’ Association (1,004 units) and the Club at Madeira Canyon Unit Owners’ Association (546 units) are separate associations on the Nevada Real Estate Division’s list, and only the Club at Madeira Canyon is marked guard-gated on the City of Henderson’s map.
The MLS records for the last 12 months of closings show what owners were paying:
- Main association: the most common entry, on 21 of the 37 records, is $185 a quarter, about $62 a month. Outside Provence Sub 7 every record shows $36 to $62 a month. The seven Provence Sub 7 records, including the Vadieras sale, show about $98 to $114 a month, and one of them splits that into $185 plus a second $155 quarterly fee, which suggests a second association on those streets; confirm it in the resale package.
- Club at Madeira Canyon: 33 of the 39 records show $317 a month; one shows $352 a month and one $840 a quarter, and four are blank. Most Club records’ amenity fields list a guard, a gate, a clubhouse, a pool, a spa, a fitness center and tennis, basketball and pickleball courts, and most of their fee fields list management, recreation facilities and security.
On a resale, Nevada law requires the seller to give you a resale package with the declaration, bylaws, rules, the current operating budget, a summary of the reserves and a statement of the monthly assessment, and you may cancel the purchase contract until midnight of the fifth calendar day after you receive it (NRS 116.4109). The association must supply its documents within 10 calendar days of the seller’s request. Use that package to confirm the dues, any second association and any gate or guest rules for the street.
The main shared recreation space is public. According to the City of Henderson’s parks data, the 20-acre Madeira Canyon Park at 2390 Democracy Drive is a city community park with:
- Lighted tennis and basketball courts
- Lighted ball fields and horseshoe pits
- A playground and water play area
- Walking paths, open grass, covered picnic areas, barbecues and restrooms
The same data lists no swimming pool, pickleball courts, recreation center or dog park at the park. The main association’s MLS records most often list a park, a playground and courts as amenities, which matches the public park; ask the association which private facilities, if any, your dues cover.
How Close Is Madeira Canyon to the Strip and Lake Las Vegas?
Madeira Canyon sits in Henderson’s southern foothills, so most trips start on Democracy Drive, then Anthem Highlands Drive or Sun City Anthem Drive, before reaching a parkway. These are traffic-free estimates from the OSRM routing engine on OpenStreetMap road data, measured from the center of the main association; allow more time at rush hour.
| Destination | Minutes | Miles | Main route |
|---|---|---|---|
| Henderson Executive Airport | 12 | 6.1 | Bicentennial Parkway, Via Inspirada |
| Anthem Country Club (1 Anthem Club Drive) | 14 | 6.1 | Sun City Anthem Drive, Anthem Parkway |
| St. Rose Dominican Siena campus | 15 | 8.7 | Bicentennial Parkway, St. Rose Parkway |
| The District at Green Valley Ranch | 18 | 9.7 | Eastern Avenue, Horizon Ridge Parkway |
| Galleria at Sunset | 26 | 14.4 | Eastern Avenue, Horizon Ridge Parkway |
| Las Vegas Strip (Bellagio) | 27 | 17.4 | Bicentennial Parkway, I-15 |
| Harry Reid International Airport | 27 | 15.1 | Eastern Avenue, I-215 |
| Henderson Hospital | 28 | 16.2 | St. Rose Parkway, I-215 |
| Downtown Las Vegas | 33 | 22.3 | Bicentennial Parkway, I-15 |
| Lake Las Vegas (MonteLago Village) | 37 | 22.4 | I-215, Lake Mead Parkway |
Lake Las Vegas is the farthest of these, across the city to the northeast. Buyers who expect a short drive to the lake should compare communities closer to it: from Cadence Central Park in Cadence, the same engine estimates about 11 minutes to MonteLago Village.
The closest outdoor access is the Sloan Canyon National Conservation Area. According to the Bureau of Land Management, the Sloan Canyon Petroglyph Site holds more than 300 rock-art panels with nearly 1,700 designs, and the 14,790-acre North McCullough Wilderness lies inside the conservation area. The agency also says Nawghaw Poa Road and its parking area are closed from November 12, 2024, to November 11, 2026, while the Sloan Canyon Visitor Contact Station is built, with the Petroglyph Canyon Trail and the 101 Trail rerouted and parking moved to Democracy Drive, the street Madeira Canyon Park sits on. The Petroglyph Trail hike is 5.5 miles, and the BLM notes there are no restrooms at its trailhead. Check the BLM page for the current status before you go.
What Should Buyers Know About Madeira Canyon Resale Values?
Madeira Canyon has been trading for about two decades, and the recent record says more about pace than about appreciation. We do not forecast returns, and we have not published a repeat-sale appreciation figure for the community. Here is what the 12 months of MLS data show:
- Turnover: 38 main-association closings, about 3.8% of the 1,004 units, and 39 Club closings, about 7.1% of its 546 units.
- Time on market: a median of 31 days in both associations.
- Price versus list: main-association homes closed at a median of about 99% of their final list price and 98% of their original list price; Club homes at about 96% of both.
- Supply: 11 main-association listings and 10 Club listings in the MLS on September 29, 2026, with two and three of them under contract, respectively.
Three checks follow from that data:
- Compare within the plat. A Provence Sub 7 home and a Provence Sub 2 home are different products, with 12-month medians of $1,242,500 and $472,500. A community-wide median will mislead you on any single house.
- Price the second fee. Provence Sub 7 records show roughly $98 to $114 a month in dues against about $62 elsewhere in the main association, so include the full amount in the payment you qualify for.
- Read the list-price history. Main-association homes sold close to list, but the Club’s median sale came in about 4% below list. Where a home has already been reduced, ask why.
What Trade-Offs Should Madeira Canyon Buyers Weigh?
Weigh the property and association facts rather than a buyer profile:
- Gate status depends on the association. The Madeira Canyon Homeowners’ Association is not marked gated on the City of Henderson’s map. If a staffed gate matters to you, compare the separate Club at Madeira Canyon, the $317 a month that most of its MLS records show in dues, and its $1,125,000 median.
- A public park, not a private club. The 20-acre Madeira Canyon Park is a City of Henderson park open to the public.
- Zoned schools. City maps place the addresses we checked in the Wallin, Del Webb and Liberty zones; confirm by address.
- Architecture and exterior changes. The association’s design guidelines govern remodels; read them before you buy a home you plan to change.
- Lot size. The median parcel in the main association is about 0.13 acre, and only 31 of its parcels reach a third of an acre, so a buyer who wants room for a pool, a casita and a yard should look closely at Provence Sub 6 and Sub 7, where the largest recent lots sold.
- Distance. The Strip is about 27 minutes away and Lake Las Vegas about 37 minutes, without traffic.
If your budget is well above the Club’s $1,425,000 top sale in this window, compare MacDonald Highlands, Ascaya and The Summit Club. For a private clubhouse and amenity program in a master plan, compare options such as Reverence.
What Hidden Costs Should Madeira Canyon Buyers Plan For?
Madeira Canyon buyers should budget for four items beyond the price and the dues:
- Systems on 14- to 20-year-old homes. MLS records show the main association’s recent sales were built from 2006 to 2012, so original air conditioners, water heaters, roofs and pool equipment may be near the end of their service lives. Get a full inspection and ask for service records; a few September 2026 listing descriptions in the two associations mention owned solar panels or new air-conditioning units, which is worth confirming with paperwork.
- A second association fee. In Provence Sub 7, the MLS records show dues roughly double those elsewhere in the main association. The resale package must state all current and expected fees for the unit (NRS 116.4109), so read that statement before you remove contingencies.
- Property tax after the sale. Nevada caps the yearly increase in a primary residence’s tax bill at 3% under NRS 361.4723, but the new owner has to claim it, on the county assessor’s form or on the declaration of value at closing. Until you claim it, the general cap of up to 8% under NRS 361.4722 applies. Check the claim with the Clark County Assessor after you close.
- Permits and approvals. Madeira Canyon is inside the City of Henderson, so ask the city, not Clark County, about permits for pools, patio covers or additions, and get the association’s architectural approval as well. Build both into your remodel timeline.
What Should Investors Know About Madeira Canyon Rentals?
We did not find a published rent survey for Madeira Canyon itself, so start with public benchmarks and the association’s rules. For ZIP 89044, the U.S. Department of Housing and Urban Development’s fiscal 2027 Small Area Fair Market Rents, which take effect October 1, 2026, are $2,280 a month for two bedrooms, $3,130 for three and $3,590 for four, down from $2,380, $3,310 and $3,790 in fiscal 2026. HUD uses them to set Housing Choice Voucher payment standards and defines Fair Market Rents as estimates of 40th-percentile gross rents, so treat them as a ZIP-wide benchmark rather than a quote for a specific Madeira Canyon home. Ask a property manager for leased comparables on the same plat before you underwrite a purchase.
The association’s documents matter as much as the rent. Under NRS 116.340, a home in a planned community restricted to residential use can be rented for stays of less than 30 consecutive days only if the governing documents of the association and any master association do not prohibit it, their boards approve it, and the home is zoned and licensed for it by the local government. Separately, NRS 116.335 lets an association whose declaration authorizes it adopt rules restricting rentals, to the extent the restriction is reasonably related to lender or insurer underwriting requirements. Read the declaration and rules in the resale package, and check the City of Henderson’s short-term rental rules, before you count on any rental income.
At the main association’s $667,500 median, the purchase price, the dues and property tax will set the carrying cost, and the HUD benchmark above is the only published rent figure for the ZIP. Run the numbers on the specific house.
How Does Madeira Canyon Compare to MacDonald Ranch?
Buyers shopping the south Henderson foothills sometimes compare Madeira Canyon with MacDonald Ranch, the larger foothills master plan to the north. MacDonald Ranch is several associations rather than one, so compare association by association:
| Dimension | Madeira Canyon HOA | Club at Madeira Canyon | Foothills at MacDonald Ranch | Sunridge at MacDonald Ranch |
|---|---|---|---|---|
| NRED type and units | Association, 1,004 | Association, 546 | Master association, 2,000 | Master association, 1,079 |
| Gate status on the city’s map | Not marked gated | Guard-gated | Guard-gated | Not marked gated |
| ZIP of MLS sales | 89044 | 89044 | 89012 | 89052 |
| 12-month MLS closings and median | 38 at $667,500 | 39 at $1,125,000 | Not computed; spans many plats | Not computed; the plat named Sunridge At Macdonald Ranch had 13 at $575,000 |
| Drive from Madeira Canyon | — | Next door | About 22 minutes, 11 miles | About 13 minutes, 7 miles |
The headline trade-off: neither community is uniformly guard-gated, so compare the specific association for each address on the City of Henderson’s map. Both master associations on the MacDonald Ranch side are larger than either Madeira Canyon association, and their many plats make a single median misleading. Our MacDonald Ranch guide walks through its neighborhoods.
Frequently Asked Questions
Is Madeira Canyon guard-gated?
Not as a whole. The City of Henderson’s homeowners-association map does not mark the Madeira Canyon Homeowners’ Association as gated; the Nevada Real Estate Division lists that association at 1,004 units. The guard-gated section is a separate association, the Club at Madeira Canyon Unit Owners’ Association (546 units), which the Clark County Assessor and the MLS record as the Provence Country Club plats. One listing also describes Vadieras, inside the main association, as a private gated enclave. Confirm which association governs a specific address, and read its resale package for gate and guest rules.
Can I build a contemporary modern home at Madeira Canyon?
It depends on the association’s design guidelines and a City of Henderson permit, and most projects will be remodels. MLS records for the main association’s 37 recent closings and 11 September listings show homes built from 2006 to 2012, and the median parcel is about 0.13 acre. Ask for the current design guidelines along with the declaration and rules in the resale package, and have an architect review them before you buy a home you plan to change.
How does Madeira Canyon compare to MacDonald Highlands?
They are different price tiers. Over the same 12 months, MLS records for MacDonald Highlands’ plats show 54 closings at a $4,275,000 median, against 38 at $667,500 in the Madeira Canyon Homeowners’ Association and 39 at $1,125,000 in the guard-gated Club at Madeira Canyon. Madeira Canyon’s main-association parcels have a median of about 0.13 acre, and its main association is not marked gated. Buyers who want Madeira Canyon’s location with a guard gate should look at the Club; buyers who want custom estates should compare MacDonald Highlands.
Which schools are zoned for Madeira Canyon addresses?
The City of Henderson’s attendance-zone maps place the Madeira Canyon Homeowners’ Association addresses we checked in Shirley and Bill Wallin Elementary, Del Webb Middle School and Liberty High School, all Clark County School District schools. Boundaries can change by School Board action, so confirm a specific address with CCSD’s zoning search and use the Nevada Report Card for each school’s published data.
Are there age-restricted sections within Madeira Canyon?
No public record we found says so. The City of Henderson’s association map flags age-restricted associations, such as Solera at Anthem next door and Sun City Anthem, but flags neither the Madeira Canyon Homeowners’ Association nor the Club at Madeira Canyon. Buyers who want an age-restricted community can compare those two and the other options on our Henderson 55-plus communities page.
How many Madeira Canyon homes sell each year?
With sold dates from September 2025 through August 2026, the MLS recorded 38 closed sales in the main association’s plats and 39 in the Club at Madeira Canyon’s, a floor because the feed shows no sales dated September 2025. That is about 3.8% of the main association’s 1,004 units. On September 29, 2026, 11 main-association homes were listed in the MLS, and the median home had sold in 31 days.
What financing programs work best for Madeira Canyon buyers?
According to the Federal Housing Finance Agency, the 2026 conforming loan limit for a one-unit home in Clark County is $832,750. With 20% down, that covers a price up to about $1,040,900. In the last 12 months, 31 of the main association’s 37 recorded sales were at or below that price, against 11 of the Club’s 39, so more Club purchases need a jumbo loan or a larger down payment. According to Freddie Mac’s Primary Mortgage Market Survey, the 30-year fixed rate averaged 7.03% in the week of September 24, 2026. Compare quotes from at least three lenders.
Which Sources Inform This Madeira Canyon Guide?
Sales figures are Nevada Real Estate Group’s analysis of Las Vegas REALTORS MLS records, retrieved through Repliers on September 29 and 30, 2026, for closed residential sales with MLS sold dates from September 1, 2025, through August 31, 2026 (usually the contract date; 8 of the 76 detailed records closed in September 2026), in the Provence Sub and Provence Country Club plats in ZIP 89044, plus the MLS listings in a September 29, 2026, snapshot. Dues, builder and amenity details come from the same MLS records. Association, ZIP, school-zone, park, lot-size, elevation and drive-time facts were checked on September 30, 2026.
- Nevada Real Estate Division, active HOA list — Madeira Canyon HOA 1,004 units; Club at Madeira Canyon 546; Roma Hills 144; Calico Ridge 400; Foothills at MacDonald Ranch 2,000; Sunridge at MacDonald Ranch 1,079
- City of Henderson, homeowners-association map data — boundaries, gate and age-restriction fields, council ward
- City of Henderson, school attendance zones — Wallin, Del Webb and Liberty zones and school addresses
- City of Henderson, parks data — Madeira Canyon Park acreage and facilities
- Clark County Assessor, subdivision records — Provence Sub and Provence Country Club plat names
- Clark County Assessor, GIS parcel layer — parcel shapes used for the lot-size figures
- U.S. Census Bureau, address geocoder — ZIP 89044
- U.S. Geological Survey, Elevation Point Query Service — sampled elevations
- Las Vegas Review-Journal, “Pulte Homes features Paseo at Madeira Canyon” (September 26, 2009) — Paseo neighborhood and setting
- Bureau of Land Management, Sloan Canyon National Conservation Area — conservation area facts and trail closures
- Las Vegas REALTORS, housing market statistics — July 2026 valley median single-family sale price
- NRS 116.4109 — resale package, five-day cancellation, 10-day delivery
- NRS 116.340 and NRS 116.335 — rental rules in associations
- NRS 361.4723 and NRS 361.4722 — 3% primary-residence tax cap, how to claim it, and the general cap
- HUD, Small Area Fair Market Rents and Fair Market Rent definition — fiscal 2026 and 2027 benchmarks for ZIP 89044
- Federal Housing Finance Agency, conforming loan limits — 2026 Clark County limit
- Freddie Mac, Primary Mortgage Market Survey — 30-year fixed rate, week of September 24, 2026
- OSRM routing engine on OpenStreetMap data — traffic-free drive estimates
- Clark County School District, zoning search — address-level school assignment
- Nevada Report Card — published school data
For current Madeira Canyon listings, a side-by-side with the Club at Madeira Canyon, Roma Hills or MacDonald Highlands, or representation in a competitive offer, reach our team at (702) 637-1759 or info@nevadagroup.com.
