Published April 30, 2026 · Last updated September 4, 2026 · By Chris Nevada
Henderson and North Las Vegas are both thriving cities in the Las Vegas metro, but they serve different buyer profiles. Henderson offers the valley's highest citywide median price, top-ranked schools, consistently low crime rates, and an established suburban feel. North Las Vegas provides the valley's best value, the fastest-moving inventory in the metro, newer master-planned communities, and proximity to major employment hubs like Apex Industrial Park. Henderson is ideal for families prioritizing schools and safety. North Las Vegas is the smart choice for value-focused buyers, first-time purchasers, and investors seeking strong cash flow. This September 2026 update replaces the spring price figures with closed-sale data from the 90 days ending September 4, 2026.
Henderson costs more and buys established schools and safety; North Las Vegas costs less and moves faster. According to our analysis of Las Vegas REALTORS MLS data via Repliers, Henderson's median sold price was $489,890 in the 90 days ending September 4, 2026, versus $415,000 in North Las Vegas, a $74,890 gap. North Las Vegas homes went under contract in 20 median days against 34 in Henderson. Pick Henderson for schools, North Las Vegas for value.
- North Las Vegas: 496 closings in 90 days, $415,000 median sold price, 20 median days on market.
- Henderson: 968 closings, $489,890 median sold price, 34 median days on market, $258 per square foot.
- The $74,890 price gap works out to about $387 per month in principal and interest at 6.71%.
- North Las Vegas new construction closed at a $482,905 median in 12 days; Henderson new-build at $507,995 in 39.
- Henderson's 89052 ZIP (Anthem, Seven Hills) carried a $640,000 median, the city's most expensive large ZIP.
What Changed Between These Two Cities Since Spring 2026?
When I published the first version of this comparison in April, the gap between the two cities was the headline: roughly $155,000 between Henderson's median and North Las Vegas's. That gap has narrowed sharply in the closed-sale data. According to our analysis of Las Vegas REALTORS MLS data via Repliers, the 90 days ending September 4, 2026 produced 968 Henderson closings at a $489,890 median and 496 North Las Vegas closings at a $415,000 median, a difference of $74,890. Henderson's list-side median was $536,059, so Henderson sellers are negotiating harder than North Las Vegas sellers, whose $429,900 median list price sits within $15,000 of the sold median.
The valley as a whole cooled from its spring record. According to Las Vegas REALTORS, the Southern Nevada median existing single-family price was $480,000 in July 2026, down 1% from July 2025 and 2% below the $490,000 record set in May and June, while 2,508 homes sold in July versus 2,251 a year earlier and supply sat at roughly four months. Henderson's citywide median runs above that valley figure and North Las Vegas's runs below it, which is the same relationship as in the spring; the change is that Henderson's premium compressed as its higher-priced ZIPs slowed.
Rates went the other way. According to the Freddie Mac Primary Mortgage Market Survey, the 30-year fixed averaged 6.71% for the week ending September 3, 2026, up from 6.66% the prior week and 6.50% a year earlier. That pushes more first-time buyers toward the North Las Vegas price point, and it shows up in the 20-day median time to contract there.
Shopping the area? Browse live Henderson homes for sale and North Las Vegas homes for sale, every active MLS listing with prices, photos, and instant filters.
How Do Home Prices Compare?
This is typically the first question buyers ask, and the answer is straightforward: Henderson costs more, but you get a lot for the premium.
| Metric | Henderson | North Las Vegas |
|---|---|---|
| Median sold price | $489,890 | $415,000 |
| Median list price | $536,059 | $429,900 |
| Sold price per square foot | $258 | $232 |
| List price per square foot | $277 | $233 |
| 90-day closings | 968 | 496 |
| Active listings (September 4, 2026) | 2,453 | 1,021 |
| Median days on market | 34 | 20 |
| New-build (2025+) median sold price | $507,995 | $482,905 |
| New-build median days on market | 39 | 12 |
The $74,890 price gap means a buyer in North Las Vegas can get into a 3-bedroom home at the $415,000 median, while the comparable Henderson purchase runs $489,890. At the 6.71% benchmark rate with 20% down, that is roughly $2,145 per month in principal and interest in North Las Vegas versus $2,532 in Henderson, a $387 monthly difference. For first-time buyers and young families, that gap is often the deciding factor.
The days-on-market column tells the other half of the story. North Las Vegas inventory is moving in 20 days, and its new construction in 12, which is the fastest absorption anywhere in the metro. Henderson's 34-day figure is still healthy, but Henderson buyers have more room to negotiate: 2,453 active listings against 968 closings is about 7.6 months of inventory at the current pace, while North Las Vegas sits near 6.2 months. Across the 9,600+ closings we've represented, that kind of spread usually means the cheaper city closes faster and the pricier city closes lower relative to list.
Which Henderson ZIP Codes Drive the Premium?
Henderson's citywide median hides a wide spread, and buyers comparing it with North Las Vegas should know which part of Henderson they are actually comparing. In the 90 days ending September 4, 2026, the 89052 ZIP (Anthem, Seven Hills, MacDonald Ranch) closed 135 homes at a $640,000 median and $288 per square foot. The 89012 ZIP (Green Valley, MacDonald Highlands) closed 104 at $566,000. The 89044 ZIP (Inspirada) closed 164 at $522,500. And the 89011 ZIP (Lake Las Vegas and the Cadence area) closed 203 homes at a $464,990 median with 688 active listings, the deepest inventory pool in the city.
That last ZIP is the one to put beside North Las Vegas. At $464,990, Henderson's 89011 sits just $49,990 above the North Las Vegas median, and it comes with Henderson schools, Henderson police, and Henderson parks. A buyer who has ruled out Henderson on price alone has usually been looking at Anthem and Green Valley, not at the east side of the city where the newer Cadence product competes directly with Tule Springs and Aliante.
How Do Schools Compare?
School quality is often the deciding factor for families, and Henderson has a clear advantage here:
| School metric | Henderson | North Las Vegas |
|---|---|---|
| Top-rated elementaries | 12+ | 4 to 5 |
| CCSD magnet programs | Multiple | Limited |
| Private school options | 8+ | 3 to 4 |
| Average school rating (GreatSchools) | 6.5/10 | 4.5/10 |
| Charter schools | Somerset, Pinecrest | Doral, Explore |
According to the Clark County School District, Henderson communities like Anthem, Green Valley Ranch, and Cadence have some of the highest-rated schools in the district. Vanderburg Elementary, Elise Wolff Elementary, and Del Webb Middle School consistently score above state and national averages on GreatSchools.
North Las Vegas has fewer top-rated schools overall, but specific communities like Aliante and Tule Springs have newer schools that perform well. The city's rapid growth has led to new school construction, and quality is improving. Charter schools like Doral Academy and Explore Academy provide additional options.
Which City Is Safer?
Henderson consistently ranks among the safest large cities in America. According to the City of Henderson, violent crime rates run approximately 40% below the national average. The Henderson Police Department is well-funded and community-oriented.
North Las Vegas has historically had higher crime rates, particularly in older neighborhoods south of Craig Road. However, the newer master-planned communities in the northern and western parts of the city have crime rates comparable to the metro average. The North Las Vegas Police Department has increased staffing significantly in recent years.
My advice: if safety is your top priority, Henderson is the clear choice. But don't dismiss North Las Vegas entirely. The newer communities (Aliante, Tule Springs, Elkhorn) are safe, well-maintained, and actively patrolled.
What's the Lifestyle Difference?
Henderson feels established and suburban. Tree-lined streets, mature landscaping, walkable town centers in Green Valley Ranch and Anthem, and a robust parks system create a community atmosphere. The Henderson Events Center, numerous hiking trails (Sloan Canyon, McCullough Hills), and proximity to Lake Mead add to the lifestyle appeal.
North Las Vegas feels energetic and developing. Newer communities have that fresh construction appeal with modern parks, playgrounds, and community centers. The Craig Ranch Regional Park and the VA Medical Center campus are community anchors. The city is rapidly adding retail and dining options to serve its growing population.
For outdoor enthusiasts, Henderson has better access to Lake Mead, Sloan Canyon National Conservation Area, and River Mountains Loop Trail. North Las Vegas offers proximity to the Desert National Wildlife Refuge and shorter drives to Mount Charleston.
Which City Is Better for Commuters?
Location matters for daily commuters:
- Henderson to the Strip: 20 to 30 minutes via I-215/I-15 or Eastern Ave
- North Las Vegas to the Strip: 15 to 25 minutes via I-15
- Henderson to Henderson employment (data centers, hospitals): 10 to 15 minutes
- North Las Vegas to Apex Industrial Park: 15 to 20 minutes
- Henderson to Summerlin: 25 to 35 minutes via I-215 beltway
- North Las Vegas to Summerlin: 25 to 35 minutes via US-95
North Las Vegas has a slight commute advantage for Strip-based workers, while Henderson is better for those working in the southeast valley's healthcare, data center, and professional services corridors. According to Bureau of Labor Statistics regional data, healthcare and logistics are the two fastest-growing employment categories in the Las Vegas MSA, and they map almost exactly onto Henderson and North Las Vegas respectively.
Which City Is Better for Investment Properties?
For rental property investors, both cities have merit, and the September 2026 purchase prices have changed the math from the spring version of this guide. Using the early-2026 median rents this post launched with ($1,650 in North Las Vegas, $2,100 in Henderson) against the current median sold prices, North Las Vegas grosses about 4.8% ($19,800 annual rent on a $415,000 purchase) and Henderson about 5.1% ($25,200 on $489,890). Henderson's higher rent now more than offsets its higher price on a gross-yield basis, which was not true when the gap was $155,000.
North Las Vegas still wins on entry price, on speed, and on tenant demand from Apex Industrial Park workers, Amazon distribution center employees, and data center construction crews. Henderson offers stronger tenant quality, lower turnover, and appreciation stability. At the 6.71% benchmark rate with 25% down, neither city's median single-family home covers its own principal and interest at median rent (North Las Vegas runs about $360 per month short, Henderson about $273), so investors in both cities are buying below the median or putting more down. Our investment property guidance covers how we underwrite those deals.
What New Communities Are Being Built?
Both cities have active master-planned community development:
Henderson:
- Cadence (remaining phases)
- Inspirada
- Lake Las Vegas (continued development)
- Ascaya (luxury hillside)
North Las Vegas:
- Tule Springs (Valley Vista, North Creek)
- Skye Hills
- Park Highlands
- Apex (planned mixed-use)
New construction in North Las Vegas closed at a $482,905 median in the 90 days ending September 4, 2026, against $507,995 in Henderson, a $25,090 gap that is far narrower than the resale gap because builders in both cities are competing in the same $450,000 to $550,000 band. The difference is speed: North Las Vegas new builds went under contract in a 12-day median with 71 closings against only 65 active listings, while Henderson new builds took 39 days with 295 active. Browse the active programs on our new construction hub, and see our coverage of the Las Vegas construction boom for the builder pipeline.
How Do Property Taxes, HOA Dues, and Special Assessments Compare?
The purchase price is only the first line of the monthly budget, and the two cities differ in ways that do not show up in a listing price. Property tax rates are close: the decision table below shows roughly 0.65% in North Las Vegas and 0.72% in Henderson on assessed value, which the Clark County Assessor sets at 35% of taxable value. On the September 2026 medians, that works out to roughly $940 a year in North Las Vegas versus $1,235 in Henderson before the NRS 361 abatement caps, which limit annual increases to 3% on owner-occupied homes.
Special improvement districts are where buyers get surprised. Many of the newer master plans in both cities, including Cadence and Inspirada in Henderson and the Tule Springs villages in North Las Vegas, carry SID or LID assessments that repaid the infrastructure bonds used to build roads, sewers, and parks. Those assessments appear on the tax bill, typically run from a few hundred to more than a thousand dollars a year, and they amortize over 20 to 30 years from the district's formation. The title report discloses the balance, and in my experience the buyers who ask for the SID payoff figure before writing an offer negotiate it as a seller credit far more often than the buyers who find it at closing.
HOA dues follow the community rather than the city. Non-gated master-plan sections in both cities run $50 to $150 a month, gated sections $100 to $250, and guard-gated Henderson enclaves such as Anthem Country Club run well above that. North Las Vegas has fewer guard-gated options, which is one reason its all-in monthly cost stays lower even where the purchase price is close to Henderson's 89011 ZIP.
What Should Sellers in Either City Expect This Fall?
The September 2026 data gives Henderson and North Las Vegas sellers different playbooks. Henderson carried 2,453 active listings against 968 closings in 90 days, which is roughly 7.6 months of inventory at that closing pace, and its $536,059 median list price sat $46,169 above the $489,890 median sold price. That spread tells me Henderson sellers are still anchoring to the spring record and buyers are not paying it. A Henderson home priced to the last three comparable closings is going under contract in the 34-day median; one priced to May is sitting.
North Las Vegas is tighter. With 1,021 active listings and 496 closings, inventory sits near 6.2 months at the current pace, the median list price of $429,900 is only $14,900 above the $415,000 sold median, and homes are moving in 20 days. Sellers there have less room to overprice but also less need to; the market is clearing near asking. New construction is the wild card for North Las Vegas resale sellers, because builders closed 71 new homes at a $482,905 median in the same 90 days and a resale home competing with a builder incentive package needs to be priced accordingly.
Across the 9,600+ closings we've represented, the pattern in a four-month-supply valley is consistent in both cities: price to the 90-day comps, put professional photography and a floor plan in the listing on day one, and be ready to offer a seller-paid rate buydown, which costs less than a $10,000 price cut and answers the 6.71% objection directly. The sellers hub walks through the process, including the 7-day listing agreement we offer.
Who Should Choose Henderson?
Henderson is the right choice if you:
- Prioritize school quality for children
- Want an established suburban feel with mature landscaping
- Value consistently low crime rates
- Work in Henderson's healthcare, data center, or professional corridors
- Are willing to pay a premium for quality of life
- Want strong long-term appreciation with lower volatility
Who Should Choose North Las Vegas?
North Las Vegas is the right choice if you:
- Want the best value per dollar in the metro
- Are a first-time buyer with a budget under $425,000
- Are an investor seeking strong cash flow
- Work at Apex Industrial Park, the VA Medical Center, or along the I-15 north corridor
- Want a newer home in a growing community
- Prioritize appreciation potential over current amenity infrastructure
| Factor | North Las Vegas | Henderson | Advantage |
|---|---|---|---|
| Median sold price | $415,000 | $489,890 | North Las Vegas (15% lower) |
| Median days on market | 20 | 34 | North Las Vegas (faster resale) |
| Property tax rate | 0.65% | 0.72% | North Las Vegas |
| CCSD school rating average | 5.2/10 | 7.1/10 | Henderson |
| Commute to the Strip | 20 to 30 min | 25 to 35 min | North Las Vegas |
| New construction inventory | High | Moderate | North Las Vegas |
| Crime rate (per 1,000) | 28.5 | 15.2 | Henderson |
How Does the 6.71% Rate Change the Decision?
The monthly payment is where the two cities separate for most households. According to Freddie Mac, the benchmark 30-year fixed was 6.71% for the week ending September 3, 2026. With 20% down, the $415,000 North Las Vegas median produces a $332,000 loan and about $2,145 per month in principal and interest; the $489,890 Henderson median produces a $391,912 loan and about $2,532. Add property tax at the rates in the table above, insurance, and HOA dues, and the total-payment gap runs closer to $450 per month.
For a two-income household in the $65,000 to $95,000 wage bands that dominate the valley's healthcare and logistics hiring, $450 a month is the difference between qualifying comfortably and stretching. That is why, in our own 2026 closings, first-time buyers have leaned toward North Las Vegas and move-up buyers with equity from a prior sale have leaned toward Henderson. Relocating buyers should read our moving to Las Vegas guide, and anyone weighing the Tesla Gigafactory employment story in Northern Nevada against these two Southern Nevada cities will find the same payment math applies there.
How Can Nevada Real Estate Group Help You Choose?
Nevada Real Estate Group is the #1 real estate team in Nevada and #44 in the nation, with 9,600+ closings, $4.85 billion+ in total sales volume, 150+ agents, and 9,061+ verified five-star reviews. In 2025 alone the team closed 789 transactions and $440 million+ in volume, and Henderson and North Las Vegas together account for a large share of that production every year, which means we can show you real closed comps in both cities for the exact budget you are working with.
Call (702) 637-1759 (Northern Nevada: (775) 277-2120), contact the team online, or compare both cities on our live MLS search. Browse new communities on our communities page.
Frequently Asked Questions
Is North Las Vegas safe to live in?
Newer master-planned communities in North Las Vegas, such as Aliante, Tule Springs, and Elkhorn, have crime rates comparable to the metro average. Older neighborhoods in the southern part of the city have higher crime rates. Safety varies significantly by specific location, and I help buyers identify the safest areas within their budget.
Which city has better property values long-term?
Both cities have strong long-term appreciation trends. Henderson offers more stability and consistency, while North Las Vegas has the lower entry price and the faster-moving inventory (20 median days on market versus 34 in the 90 days ending September 4, 2026). Over a 10-year horizon, I expect both cities to deliver strong returns.
Are there good restaurants and shopping in North Las Vegas?
North Las Vegas's dining and retail options have improved significantly with the development of newer commercial centers along Ann Road and Centennial Parkway. However, Henderson's Galleria, District at Green Valley Ranch, and numerous restaurant clusters along St. Rose Parkway and Eastern Avenue offer a more established dining and shopping experience.
Which city is better for retirees?
Henderson is generally preferred by retirees due to its established medical infrastructure (multiple hospitals and medical campuses), walkable town centers, Sun City Anthem (55+ community), and extensive trail system. North Las Vegas has fewer age-restricted community options but offers lower costs for retirees on fixed incomes.
Can I find homes under $350,000 in either city?
In North Las Vegas, yes. Homes in the $300,000 to $350,000 range are available in established neighborhoods and some newer areas, well under the $415,000 citywide median. In Henderson, homes under $350,000 are rare and typically limited to older condos and townhomes. The vast majority of Henderson single-family homes are priced above $400,000.
How fast are both cities growing?
North Las Vegas is growing faster at approximately 3.8% annually, compared to Henderson's 2.1%, according to U.S. Census Bureau estimates. North Las Vegas's growth is driven by available land and affordability, while Henderson's growth is moderated by limited remaining developable land in some areas.
What is the price difference between the two cities in September 2026?
According to our analysis of Las Vegas REALTORS MLS data via Repliers, Henderson's median sold price was $489,890 and North Las Vegas's was $415,000 in the 90 days ending September 4, 2026, a $74,890 gap. On new construction the gap is narrower: $507,995 in Henderson versus $482,905 in North Las Vegas.
Which Sources Inform This North Las Vegas vs Henderson Guide?
City, ZIP, and new-build figures for the 90 days ending September 4, 2026 come from our analysis of Las Vegas REALTORS MLS data, accessed via the Repliers API on September 4, 2026. Valley-wide median price, sales counts, and months of supply reference the Las Vegas REALTORS July 2026 monthly housing report. Recorded transaction history, parcel data, and assessed values reference the Clark County Assessor and the Clark County Recorder. License and brokerage verification draws from the Nevada Real Estate Division public licensee database. Public safety context references the City of Henderson and Clark County.
Macro housing context references the U.S. Census Bureau American Community Survey, the Bureau of Labor Statistics Las Vegas-Henderson-Paradise MSA employment data, the Federal Housing Finance Agency House Price Index, and the Bureau of Economic Analysis state-level personal income data. The mortgage rate environment uses the Freddie Mac Primary Mortgage Market Survey weekly rate series (6.71% for the week ending September 3, 2026) and the Mortgage Bankers Association weekly applications survey.
Property tax context references Nevada Revised Statutes Chapter 361 and the Nevada Department of Taxation. School ratings reference GreatSchools and the Clark County School District annual performance frameworks. Builder permit activity references the Clark County Department of Building and the Nevada State Contractors Board.
This article is for informational purposes only and does not constitute financial or investment advice; market data and community information are approximate, conditions vary by neighborhood and property, and Chris Nevada is a licensed Nevada Realtor (S.181401) with Nevada Real Estate Group, brokered by LPT Realty.
