Henderson, Nevada's top 5 communities for 2026 are Anthem, Green Valley Ranch, Seven Hills, Lake Las Vegas, and Inspirada. Median sale prices over the 12 months to September 30, 2026 ranged from $515,000 in Green Valley Ranch to $702,000 in Lake Las Vegas, in our count of Las Vegas REALTORS MLS records.
This fall 2026 update carries the latest numbers: Henderson closed 1,394 homes at a $492,250 median in a median 35 days from July 1 to September 30, 2026, the valley-wide single-family median was $470,000 in September, and mortgage rates averaged 7.24% on October 29. Each of the five communities moved differently, and the ZIP-level table below shows how.
Henderson's top five communities for 2026 are Anthem ($650,000 median), Green Valley Ranch ($515,000), Seven Hills ($664,500), Lake Las Vegas ($702,000) and Inspirada ($550,000), by closings in the 12 months to September 30, 2026, in our MLS count. Citywide, Henderson closed 1,394 homes at a $492,250 median in the third quarter. These medians blend condos and estates, so shop the ZIP-level comps.
- Anthem closed 552 homes at a $650,000 median over the 12 months to September 30.
- Henderson ZIP 89044, the Inspirada ZIP, closed 220 homes at a $532,375 median in the third quarter.
- Monthly HOA totals start around $85 in Inspirada and reach several hundred dollars at Lake Las Vegas.
- Green Valley Ranch had the tightest supply of the five, at about 3.9 months.
- Lake Las Vegas had the most supply of the five, at about 14 months.
What Should Readers Know First About Henderson's Top Communities?
- Anthem closed at a $650,000 median, with Sun City Anthem making up more than half of its closings across 14,000+ homes.
- Green Valley Ranch closed at a $515,000 median, with The District as its retail hub.
- Seven Hills closed at a $664,500 median, with hillside homes, Rio Secco golf and guard-gated enclaves.
- Lake Las Vegas is Henderson's resort-style waterfront community, at a $702,000 median around a 320-acre lake.
- Inspirada closed at a $550,000 median, with active new construction in a 1,700-acre plan.
- According to our analysis of Las Vegas REALTORS MLS data via Repliers, Henderson as a whole carried 2,608 active listings on October 31, 2026, and closed 1,394 homes at a $492,250 median from July 1 to September 30.
For deep market analysis, see the Henderson real estate guide, and browse Henderson homes for sale to see every active MLS listing with current prices and photos. For related insights, see our coverage of the Las Vegas construction boom and Las Vegas luxury homes above $1 million.
Why Is Henderson One of Nevada's Most Sought-After Cities in 2026?
With about 353,000 residents in the Census Bureau's Vintage 2025 estimate, Henderson operates as its own incorporated city, with its own police force, fire department, parks system and municipal services.
According to Las Vegas REALTORS figures reported by FOX5, the median existing single-family home across Southern Nevada sold for $470,000 in September 2026, about 4% below the $490,000 record set in May and June. Henderson's own single-family homes closed at a $535,000 median in the third quarter, and the citywide 12-month median, all home types, held at $490,000, the same as a year earlier.
What Makes These the Top 5 Henderson Communities?
These five communities stand out because each offers something different at a different price point, inside a master plan.
| Community | 12-month median price | Best for | Key feature | ZIP |
|---|---|---|---|---|
| Anthem | $650,000 | Active retirees and families | Sun City Anthem, Anthem Country Club | 89052, 89044 |
| Green Valley Ranch | $515,000 | Families | The District shopping | 89012 |
| Seven Hills | $664,500 | Luxury buyers | Rio Secco golf, hillside homes | 89052 |
| Lake Las Vegas | $702,000 | Resort lifestyle | 320-acre lake | 89011 |
| Inspirada | $550,000 | First-time buyers | New construction, parks | 89044 |
What Does the Fall 2026 Henderson Market Look Like by ZIP?
Community medians tell you what the typical home costs; ZIP-level closings tell you how fast the market is moving. According to our analysis of Las Vegas REALTORS MLS data via Repliers, covering closings from July 1 to September 30, 2026, and active listings on October 31:
| Market | Communities covered | Active listings | Q3 closings | Median sold price | Sold price per sq ft | Median days on market |
|---|---|---|---|---|---|---|
| Henderson (all) | Citywide | 2,608 | 1,394 | $492,250 | $258 | 35 |
| 89052 | Anthem, Seven Hills, MacDonald Ranch | 424 | 194 | $623,750 | $288 | 35 |
| 89012 | Green Valley Ranch, MacDonald Highlands | 296 | 127 | $579,500 | $294 | 38 |
| 89011 | Lake Las Vegas, Tuscany, Cadence | 708 | 325 | $479,900 | $247 | 35 |
| 89044 | Inspirada, southern Anthem | 274 | 220 | $532,375 | $260 | 37 |
| Henderson $1 million+ | Seven Hills, MacDonald Highlands, Ascaya, Lake Las Vegas estates | 418 | 115 | $1,630,000 | $420 | 44 |
| Henderson new construction (2025 or later) | Inspirada, Cadence, Lake Las Vegas | 309 | 233 | $515,000 | $243 | 36 |
Two notes on reading this table. The 89011 median of $479,900 is ZIP-wide and includes Tuscany and Cadence; it is not the lakefront median. And the $1 million+ tier, with 418 active listings against 115 closings, has the most supply relative to sales, which matters for Seven Hills and Lake Las Vegas shoppers.
Anthem: Why Do Buyers Keep Choosing This Master Plan?
Anthem is one of Henderson's largest master plans, at about 4,775 acres and 14,000+ homes, dating to 1998. Its median sale price rose 3.3% over the 12 months to September 30, 2026, to $650,000 from $629,000 a year earlier, in our MLS count of 552 closings on plats naming Anthem.
The community has three distinct parts: Anthem Country Club (guard-gated, with 101 closings at a $1.63 million median over the 12 months), Sun City Anthem (a 55+ community with 7,200+ homes) and the surrounding neighborhoods.
Pricing varies by neighborhood. Outside Sun City Anthem, Anthem homes closed at an $824,900 median over the 12 months. Homes on plats or associations naming Coventry closed at a $699,500 median on 34 sales, and Solera, Anthem's smaller 55+ neighborhood (not guard-gated; distinct from Sun City Anthem), closed at $424,000 on 104 sales, with a common $96 monthly HOA entry against Sun City Anthem's $145.
Anthem climbs the McCullough Range foothills at about 2,500 to 3,400 feet, so many streets have valley views.
What Types of Homes Are Available in Anthem?
Anthem's 12-month closings ran from $320,000 at Sun City Anthem to more than $8 million at Anthem Country Club, with a $650,000 median and $308 a square foot.
New construction in Anthem is essentially finished, so most availability is resale. The 89052 ZIP that contains Anthem and Seven Hills closed 194 homes at a $623,750 median in a median 35 days in the third quarter, with 424 active listings, roughly 2.2 listings for every closing.
How Does Sun City Anthem Compare for Active Adults?
Sun City Anthem is Henderson's largest 55+ community, with 7,200+ homes, three recreation centers and golf, per our community record, and over 60 clubs, per its association. It made up 347 of Anthem's 552 closings over the 12 months to September 30, 2026.
Those closings ran a $585,000 median, from $320,000 to $1.875 million. The 2026 assessment is $435 a quarter, or $145 a month, for main-association homes; Pinnacle Village pays $643.50 a quarter and the villa duplexes $1,178.25 to $1,328.50. By comparison, Sun City Summerlin closed at a $449,900 median from January through September 2026 at about $230 a month. See the full list of Henderson 55+ communities for the alternatives.
Green Valley Ranch: Is This Henderson's Best Family Community?
Green Valley Ranch followed the original Green Valley plan in 1994 and spans about 1,600 acres and 6,000+ homes. Its 134 closings over the 12 months to September 30, 2026 ran a $515,000 median, down 6.1% from $548,500 a year earlier, and single-family homes alone ran $550,000.
The anchor is The District at Green Valley Ranch, an open-air center with shops and restaurants beside the Green Valley Ranch Resort. Twelve-month closings ran from $250,000 to $1.825 million, and the 89012 ZIP, which holds most of Green Valley Ranch, closed 127 homes at a $579,500 median in the third quarter.
Common HOA entries run $75 a month, and some neighborhoods add a second fee.
What Schools Serve Green Valley Ranch Families?
Green Valley Ranch is in the Clark County School District, and CCSD assigns schools by address. Use CCSD's zoning search for the exact home, because boundaries can change. We don't quote school ratings or rank neighborhoods by them here. Neighboring Green Valley and Whitney Ranch are worth comparing at their own price points.
Seven Hills: What Justifies the Premium Price Point?
Seven Hills is a 1,300-acre plan from 1996 with 2,800+ homes and guard-gated enclaves. Its 118 closings over the 12 months to September 30, 2026 ran a $664,500 median, about 35% above Henderson's $492,250 third-quarter citywide median, and up 12.4% from a year earlier. With a mix of condos and estates in a small sample, that swing says as much about what sold as about values.
What supports that premium? Hillside lots, views and a golf course. The community includes Rio Secco Golf Club, a Rees Jones design, guard-gated associations such as the Estates at Seven Hills, and neighborhoods like Terracina.
Twelve-month closings reached $6.5 million at the top. Seven Hills as a whole has no master guard gate. The Estates at Seven Hills, which includes Terracina and Rapallo, adds a staffed guard gate; on the City of Henderson HOA map it is one of only three guard-gated associations in Seven Hills, with Presidio and Renaissance, and 13 of its homes closed at a $2,750,000 median in the 12 months to Sept. 18, 2026.
How Do the Estates at Seven Hills Compare to Other Guard-Gated Options?
Henderson offers several guard-gated alternatives to the Estates at Seven Hills. In MLS closings in the 12 months to Sept. 18, 2026, MacDonald Highlands ran $1.32 million to $17 million, Ascaya $2.95 million to $17.25 million, and Anthem Country Club $550,000 to $8.26 million. Each serves a different luxury profile.
The Estates at Seven Hills sits in the upper middle of that field: its 13 closings ran $1.79 million to $6.5 million at a $2,750,000 median, below MacDonald Highlands ($4,000,000) and Ascaya ($8,175,000) but above Anthem Country Club ($1,650,000). Seven Hills HOA entries in 2026 ran $133 to $330 a month for the middle half, depending on the neighborhood.
For buyers seeking guard-gated luxury under $2 million, Anthem Country Club, The Fountains and Quail Ridge Estates (medians of $1,650,000, $1,982,500 and $1,475,000) are the deeper pools; only two of the Estates at Seven Hills' 13 closings were under $2 million. For ultra-luxury above $3 million, MacDonald Highlands and Ascaya offer newer construction and more dramatic architecture. With 418 active $1 million+ listings against 115 closings in the third quarter, luxury buyers have real negotiating room this fall. Browse the full guard-gated communities hub to compare current inventory.
Lake Las Vegas: Is Waterfront Living Worth the Investment?
Lake Las Vegas is unlike anything else in the Las Vegas Valley. Built around a 320-acre private lake on about 3,600 acres, this master-planned resort community offers Mediterranean-inspired architecture, two Jack Nicklaus golf courses (Reflection Bay and SouthShore) and a village with restaurants and shops.
Its 230 closings over the 12 months to September 30, 2026 ran a $702,000 median across all home types, the highest of these five, and $782,500 for single-family homes. Condos pull that median down, and closings reached $6.4 million at the top.
Supply is the story right now: 270 active listings against 230 closings a year works out to about 14 months, by far the most of these five. Nevada's constitution bars an income tax on wages or personal income.
What Amenities Set Lake Las Vegas Apart?
The amenity stack at Lake Las Vegas is resort-grade:
- Reflection Bay Golf Club: Jack Nicklaus-designed, public resort course
- SouthShore Country Club: private, Jack Nicklaus-designed
- MonteLago Village: waterfront retail, restaurants and condos
- Water sports: kayaking, paddleboarding and electric-boat cruising on the private lake
No other Henderson community offers water-based recreation, which creates a category-of-one positioning for Lake Las Vegas in the luxury market.
Recent comps show room to negotiate: the two largest February 2026 closings in 89011 went at $4.05 million and $1.88 million, each below list. HOA entries at Lake Las Vegas ran $276 to $521 a month for the middle half in 2026, because homes pay the master association plus a village or condo association.
Inspirada: Can First-Time Buyers Afford Henderson in 2026?
Inspirada closed 365 homes at a $550,000 median over the 12 months to September 30, 2026, up 5.9% from $519,123 a year earlier, and the 89044 ZIP closed at a $532,375 median in the third quarter. Among these five, Green Valley Ranch has the lower median, but Inspirada offers much more new construction.
Established in 2007, Inspirada spans about 1,700 acres and 5,000+ homes, with more than 600 acres of open space, parks, pools and trails. The 2026 base assessment is $255 a quarter, about $85 a month, before any neighborhood charge, and the separate LID T-18 assessment runs through June 1, 2035.
First-time buyers should review the first-time buyer guide before touring Inspirada to understand the down payment assistance programs available in Nevada, and get a mortgage pre-approval in hand, because the 89044 ZIP closed 220 homes in the third quarter against 274 active listings on October 31.
What New Construction Options Exist in Inspirada?
Inspirada is one of the Henderson communities with active new construction in 2026. Our community record lists Toll Brothers, Lennar, Century Communities and Beazer among its builders; rosters and pricing change, so confirm with each builder and check current offers.
Citywide, Henderson homes built in 2025 or later closed 233 times at a $515,000 median in a median 36 days in the third quarter. With Freddie Mac's 30-year rate at 7.24% as of October 29, 2026, ask each builder what a rate buydown costs and when it ends. The new construction hub tracks builder communities.
How Do Schools Compare Across All Five Communities?
All five communities are in the Clark County School District, and assignments follow the address, not the master plan. Run any address through CCSD's zoning search before an offer. Inspirada also has Pinecrest Academy, a public charter school with its own enrollment process. We don't quote ratings or rank communities by school here.
Which Henderson Community Matches Your Buyer Profile?
Here is how the five line up by what they offer:
Retirees and active adults: Sun City Anthem in Anthem, a 55+ community with a $585,000 12-month median.
Retail and restaurants close by: Green Valley Ranch, with The District and a $515,000 median.
Luxury buyers seeking privacy: the Estates at Seven Hills or MacDonald Highlands. Both are guard-gated and elevated, with closings of $1.79 million to $6.5 million (Estates at Seven Hills) and $1.32 million to $17 million (MacDonald Highlands) in the 12 months to Sept. 18, 2026.
Resort-lifestyle seekers: Lake Las Vegas. It has the valley's private lake and the most supply of the five, with closings up to $6.4 million.
New construction: Inspirada, with builder communities and a $550,000 median.
Nevada's lack of a state income tax helps at any budget; the moving to Las Vegas guide covers the relocation math.
What Are the 2026 Price Trends Across Henderson?
Henderson's market in 2026 is flat at the city level: the 12-month median was $490,000, unchanged from a year earlier, while the median time on market rose to 32 days from 28. In our MLS count, the five communities split: Seven Hills, Inspirada and Anthem rose, and Green Valley Ranch and Lake Las Vegas fell.
| Community | 12 months to Sept. 2025 | 12 months to Sept. 2026 | Change | Months of supply |
|---|---|---|---|---|
| Anthem | $629,000 | $650,000 | +3.3% | 5.1 |
| Green Valley Ranch | $548,500 | $515,000 | -6.1% | 3.9 |
| Seven Hills | $591,000 | $664,500 | +12.4% | 7.3 |
| Lake Las Vegas | $729,950 | $702,000 | -3.8% | 14.1 |
| Inspirada | $519,123 | $550,000 | +5.9% | 4.9 |
These medians blend condos and estates and rest on a few hundred sales, so a swing can reflect what sold rather than a change in value. Citywide, Henderson's 2,608 active listings against 1,394 closings in the third quarter works out to roughly 5.6 months of supply.
What Changed in Henderson Between Spring and September 2026?
| Indicator | Spring 2026 (April guide) | Fall 2026 (this update) | What it means |
|---|---|---|---|
| Henderson median price | $496,000 (Q1) | $492,250 (Q3) | Roughly flat |
| Southern Nevada median (LVR) | Not tracked | $470,000 (September), 4% below the $490,000 record | Henderson trades at a premium to the valley |
| 30-year fixed rate | Not tracked | 7.24% (Freddie Mac, October 29) | Builder buydowns are worth more at higher rates |
| Henderson median days on market | Not tracked | 35 days | The median home went under contract in about five weeks |
| Henderson $1 million+ segment | Not tracked | 418 active, 115 sold, 44 median days | Luxury buyers have leverage |
| Months of supply | Not tracked | About 5.6 citywide | Buyers have more choices |
Citywide prices were roughly flat from spring to fall. The $1 million+ tier, with about 11 months of supply at the third-quarter pace, gave buyers the most room.
Henderson vs Summerlin: Which Side of the Valley Wins?
This is a common comparison for relocating buyers. Both are premium communities, but they serve different lifestyles. For a detailed breakdown of Henderson against the north valley, see our North Las Vegas vs Henderson comparison.
Henderson advantages:
- Own city government with dedicated police and fire (Summerlin sits in the City of Las Vegas and unincorporated Clark County)
- Lower median price ($492,250 citywide versus $750,000 in ZIP 89138 and $870,000 in ZIP 89135 in the third quarter)
- Lake Las Vegas, with no Summerlin equivalent for waterfront living
- Generally closer to Harry Reid International Airport
Summerlin advantages:
- Closer to Red Rock Canyon
- Downtown Summerlin shopping and dining district
- 200+ miles of trails within the community
- TPC Summerlin (PGA Tour venue)
- Active new construction in Summerlin West
The right answer comes down to your budget, commute and priorities. We cover both markets.
How Does Henderson's Safety Record Affect Property Values?
We don't label communities as safe or unsafe, and we found no study that puts a dollar value on a Henderson safety premium, so we don't claim one here. If crime data is part of your decision, go to the Henderson Police Department's published statistics and compare the specific area you are considering.
What Are Henderson Property Tax Rates and Closing Costs?
Under NRS 361.225, property is assessed at 35% of taxable value, not market value. Clark County's effective rate was about 0.478% in the Census Bureau's 2024 survey, based on $2,155 in median taxes on a $451,000 median value.
At that county rate, a $650,000 Anthem home would pay about $3,110 a year, though a recent buyer's bill can run higher, so check the parcel. NRS 361.4723 limits the yearly increase on a primary residence to 3%, but the owner has to claim it. The general cap of up to 8% applies until then, and a sale does not reset the tax base.
Buyer closing costs vary by loan and lender, so compare written Loan Estimates. Real property transfer tax in Clark County is $5.10 per $1,000 of value, under NRS Chapter 375, customarily paid by the seller but negotiable.
What Should Buyers Know About Henderson HOAs?
Nearly every Henderson master-planned community operates under a homeowners association. Understanding the HOA structure before purchasing is critical to budgeting accurately.
Many Henderson communities use a two-tier HOA model: a master association covering shared amenities and a sub-association covering neighborhood-specific maintenance. In Inspirada, 2026 MLS totals ran $85 to $160 for the middle half. In Seven Hills, where three associations have staffed gates, they ran $133 to $330.
CC&Rs (Covenants, Conditions, and Restrictions) govern everything from exterior paint colors to RV parking and short-term rental eligibility. Under NRS 116.4109, sellers must provide a resale package including the budget and a reserve summary, and buyers can cancel until midnight of the fifth calendar day after receiving it. NRED Form 910 caps file opening or closing fees at $404.58 per association. Review reserve balances carefully.
How Can Nevada Real Estate Group Help You Choose a Henderson Community?
The team has closed 9,600+ transactions, including 789 and $361.5 million+ in 2025. Nevada Real Estate Group is the #1 real estate team in Nevada and #44 in the nation, with $4.85 billion+ in total sales volume, 150+ agents, and 9,097+ verified five-star reviews.
Browse Henderson homes for sale, search every valley listing, or call (702) 637-1759 and contact the team online for a community-by-community comparison built around your budget, schools, and commute. Our office is at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148; Northern Nevada clients can reach the Reno line at (775) 277-2120.
Frequently Asked Questions
What is the median home price in Henderson, Nevada in 2026?
Henderson closed 1,394 homes at a $492,250 median sold price in a median 35 days from July 1 to September 30, 2026, according to our analysis of Las Vegas REALTORS MLS data via Repliers. Over the 12 months to September 30, medians in the top five communities ran from $515,000 in Green Valley Ranch to $702,000 in Lake Las Vegas. Southern Nevada's single-family median was $470,000 in September 2026 per Las Vegas REALTORS.
Is Henderson, NV safe to live in?
We don't label cities or neighborhoods as safe or unsafe. The City of Henderson runs its own police department, which publishes crime statistics, so review those for the area you are considering.
Which Henderson community is best for families?
We don't rank communities by who should live there. Compare what each offers: Green Valley Ranch has The District and parks at a $515,000 12-month median, and Inspirada has parks and new construction at $550,000. Check schools by address with CCSD's zoning search.
How far is Henderson from the Las Vegas Strip?
It depends on the community and the hour. Green Valley Ranch and Seven Hills sit along or near the 215 Beltway, Inspirada and Anthem are farther south, and Lake Las Vegas is farther east. Map the route at the time you would drive it.
Are there 55+ communities in Henderson?
Yes. Sun City Anthem is Henderson's largest with 7,200+ homes and three recreation centers. Additional options include Solera at Anthem (55+, not guard-gated), Sun City MacDonald Ranch, and Del Webb at Lake Las Vegas.
What are HOA fees like in Henderson communities?
In 2026 MLS entries, the middle half of HOA totals ran $85 to $160 in Inspirada, $75 to $158 in Green Valley Ranch, $133 to $330 in Seven Hills and $276 to $521 at Lake Las Vegas. In Anthem, Sun City Anthem is $145 and Anthem Country Club $355 to $386. Confirm every association in the resale package.
Is Henderson a good investment in 2026?
We don't forecast returns. Henderson's 12-month median was flat at $490,000 through September 30, 2026, with roughly 5.6 months of supply, and rates averaged 7.24% on October 29. Results vary by community: over that year Seven Hills rose 12.4% and Green Valley Ranch fell 6.1%, partly because of which homes sold. The $1 million+ tier's 418 active listings give luxury buyers room to negotiate this fall.
How does Henderson compare to North Las Vegas for buyers?
Henderson has a higher median price ($492,250 versus $415,000 in North Las Vegas in the third quarter of 2026). North Las Vegas has a lower price per square foot ($231 versus $258) and a faster median of 21 days on market against 35. The right choice comes down to budget and priorities.
Which Sources Inform This Henderson Communities Guide?
- GLVAR MLS data via Repliers, pulled October 31, 2026: our count by closing date, using plat and association names for each community
- FOX5 report of Las Vegas REALTORS' September 2026 figures
- Freddie Mac Primary Mortgage Market Survey: 30-year fixed rate, October 29, 2026
- Sun City Anthem assessment schedule and Inspirada assessment page
- Census Bureau 2024 ACS, table B25103 and table B25077: county taxes and home values
- Census Bureau Vintage 2025 city estimates: Henderson population
- Nevada Revised Statutes Chapter 361: assessment rate and property tax abatement caps
- Nevada Revised Statutes Chapter 116 and NRED Form 910: HOA resale rules and fee caps
- Nevada Revised Statutes Chapter 375: transfer tax
- CCSD zoning search: school assignments
Market figures were pulled October 31, 2026, and change monthly. Closings post late, so recent counts can rise. Community medians, HOA fees and builder pricing change; verify with each association, builder and CCSD before purchasing. This article is informational and is not legal, financial, or tax advice. Nevada Real Estate Group is brokered by LPT Realty, NV License S.181401.
