Top Rated
8/10
8/10John C. Vanderburg ES
Zoned · Cadence area
K-5700 Students18:1
Cadence, Henderson
Sierra Sage at Cadence Homes For Sale
Nevada's #1 team for Sierra Sage real estate. Search Cadence's premium move-up village — Toll Brothers and Woodside Homes floor plans from $450K–$700K, resort amenities, and live MLS data updated daily.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
HOMES IN SIERRA SAGE
~400
Community records
ESTABLISHED
2018
Toll Brothers / Woodside Homes
DAYS ON MARKET
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Sierra Sage at Cadence at a Glance?
Sierra Sage is Cadence's move-up village — 90 acres, 400 homes, Toll Brothers and Woodside Homes from 2018, and the 50-acre Central Park in the HOA. ZIP 89011 carries a $539,900 median list and 40-day pace per City of Henderson; the Las Vegas REALTORS covers every street with city services.
- The move-up tier: established 2018 by Toll Brothers and Woodside Homes — Cadence's premium floor plans from 2,200 to 4,000 sq ft, priced $450K–$700K.
- The amenity package: 50-acre Cadence Central Park, resort Clubhouse with pool and fitness center, miles of trails, and a dedicated Sierra Sage pocket park — all in the HOA at $120–$220/mo.
- Schools: John C. Vanderburg Elementary rates 8/10 on GreatSchools; Doral Academy charter (9/10) serves K–8. Verify your specific address before offering.
- Market pace: 40-day median DOM across the 89011 ZIP area — a measured move-up market where buyers do their homework before committing to larger purchases.
- City backbone: Henderson police, fire, and city services; I-215 puts the airport and Strip about 25 minutes out.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Sierra Sage Homes for Sale?
The 89011 ZIP area carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning Cadence's full price spectrum from entry neighborhoods to Sierra Sage's move-up $450K–$700K range. The newest listings appear below, refreshed daily, and every active home in Cadence is searchable in our live Henderson MLS portal.
PRICE DISTRIBUTION
How Many Sierra Sage Homes Sell in Each Price Range?
Median list price across the 89011 ZIP area sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, but the Cadence master plan spans from entry-level to move-up: Sierra Sage specifically ranges $450K–$700K. The bands below show our modeled split of the area's 687 active listings.
Browse Sierra Sage Listings
How Can You Find a Sierra Sage Home by Type, Lifestyle & Price?
The 89011 ZIP area's 687 active listings break down into multiple Cadence neighborhoods, three property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89011.
Which Cadence Neighborhoods Should You Explore?
Sierra Sage is Cadence's move-up centerpiece, but the broader master plan offers multiple villages at different price points. Each card links to the most relevant hub or live search so you can compare current inventory and lifestyle fit.
Premium · Larger Plans · 2,600–4,000 sq ft
Sierra Sage West (Toll Brothers)
Family · Open-Concept · Multi-Gen OptionsSierra Sage East (Woodside Homes)
Premium Lots · Views · Park-AdjacentSierra Sage Summit
All Villages · Entry to Move-UpCadence (Full Master Plan)
Lennar · Richmond American · FamilyCadence Village Park
Entry · Attainable · First-TimeCentury at Cadence
Competing Master Plan · Similar Price PointInspirada (nearby)
All Henderson CommunitiesHenderson (citywide)
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Sierra Sage Listings First?
Set custom alerts by floor plan, builder, price, and lot type — no spam, cancel anytime. Well-positioned Toll Brothers and Woodside Homes listings can go under contract within days of hitting the MLS. Subscribers see new Sierra Sage inventory within hours, not after the open-house weekend when the best lots are already gone.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
8/10
8/10
How Are the Schools in Sierra Sage at Cadence?
Sierra Sage's zoned elementary — John C. Vanderburg — rates 8/10 on GreatSchools, with Doral Academy charter reaching 9/10 for K–8 families nearby. Public zone boundaries apply to Vanderburg; charter schools admit via open enrollment. Verify the exact zoning for your specific Sierra Sage address on the CCSD boundary map before writing an offer.
9/10Doral Academy of Nevada
Charter · Henderson area (10 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (12 min)
K-81100 Students21:1
8/10Pinecrest Academy of Nevada
Charter/Private · Henderson (15 min)
K-121800 Students20:1
8/10Henderson International School (Lower)
Private · Henderson area (15 min)
PreK-5400 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Sierra Sage Families?
According to GreatSchools.org, the zoned elementary for Sierra Sage — John C. Vanderburg — rates 8/10, while Doral Academy charter leads the K–8 tier at 9/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 10 min | $350,000+ |
| 2 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Cadence area | $350,000+ |
| 3 | Somerset Academy | Public charter | K-8 | 8/10 | Henderson area · 12 min | $350,000+ |
| 4 | Jack Lund Schofield MS | Public (zoned) | 6-8 | 7/10 | Cadence area | $350,000+ |
| 5 | Foothill HS | Public (zoned) | 9-12 | 6/10 | East Henderson | $350,000+ |
SAFETY & CRIME
Is Sierra Sage at Cadence Safe?
Direct Answer
Yes. Sierra Sage is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The newer 2018-onward construction means modern security-system infrastructure is standard in most Sierra Sage homes, and the Cadence master plan's active community governance supports a well-maintained neighborhood environment.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- New-construction standards throughout Sierra SageCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
New construction does quiet work here: Sierra Sage's 2018-onward homes feature modern wiring, security-system infrastructure, and well-lit street layouts that older established neighborhoods cannot match. The Cadence master plan's community governance keeps common areas well-maintained and resident-involved, which correlates with lower property-crime rates.
The Lake Mead Parkway and Eastern Avenue commercial corridors see the property incidents typical of any busy retail zone — vehicle break-ins and package theft — at rates consistent with Henderson's broader figures. Residential streets inside Sierra Sage and Cadence run quieter, with the typical crime profile of a well-managed master-plan community.
For buyers wanting community governance as an additional layer, Cadence's active HOA enforces community standards that keep streetscapes maintained and neighbor-involved. Standard suburban precautions — lighting, locked vehicles, doorbell cameras — cover the realistic risk picture for Sierra Sage residents.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Sierra Sage at Cadence?
The Answer
Sierra Sage is Cadence's move-up tier: 90 acres of Toll Brothers and Woodside Homes construction from 2018, floor plans from 2,200 to 4,000 sq ft, the 50-acre Central Park in the HOA, and the I-215 beltway nearby. City of Henderson services reach every street, and Nevada's zero income tax keeps monthly costs predictable.
What is Sierra Sage at Cadence known for?
Sierra Sage is known as Cadence's move-up village — the 2018-onward Toll Brothers and Woodside Homes neighborhood that brings premium floor plans and upgraded standard finishes to Henderson's fastest-growing new-construction master plan, all with full access to the 50-acre Central Park and resort pool.
Who should live in Sierra Sage?
It fits growing families needing 3,000–4,000 sq ft and school-driven households, move-up buyers stepping from an entry Cadence neighborhood or a smaller Henderson home, California relocators seeking a premium suburban lifestyle at half the coastal cost, and professionals who want new construction with a master-plan community feel.
What is daily life like in Sierra Sage?
Mornings at the Cadence Clubhouse pool or the 50-acre Central Park, errands along Lake Mead Parkway's growing retail corridor, and the I-215 beltway available for Strip or airport runs — with the pocket park's playground drawing the neighborhood together on weekends.
Location
Where Is Sierra Sage at Cadence
Sierra Sage sits within the Cadence master plan in eastern Henderson, ZIP 89011. Approximately 90 acres. About 25 miles from the Strip via the I-215 beltway to I-15, and 25 minutes to Harry Reid International Airport via the same route.
Galleria at Sunset
15
Min
Lake Mead
20
Min
Airport
25
Min
Strip
25
Min
Downtown Henderson
20
Min
Sierra Sage at Cadence
At a Glance$539,900
Median List Price (ZIP area)
$500,774
Median Sold (past 100 days)
687
Active Listings (ZIP area)
40
Days on Market
- Setting
- New-construction move-up, Cadence master plan
- Acreage
- ~90 acres
- Homes
- ~400
- Established
- 2018
- Builders
- Toll Brothers · Woodside Homes
- Floor Plans
- 2,200–4,000 sq ft
- Price Range
- $450K–$700K
- HOA
- $120–$220/mo
- Park Access
- 50-acre Cadence Central Park
- Pool
- Cadence Clubhouse resort pool
- Guard-Gated
- No
- Distance to Strip
- ~25 min via I-215
LIVABILITY REPORT CARD
How Does Sierra Sage at Cadence Score?
Sierra Sage earns high marks for new-construction quality, resort amenities, and family-plan design, with honest trade-offs on commute distance and a ZIP area that blends all Cadence neighborhoods into one market statistic. Below is our category-by-category report card — the same six factors agents walk through with every relocating buyer before a first tour of this Cadence village.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. New-construction homes include modern security infrastructure standard.
Grade B+: Schools
John C. Vanderburg Elementary rates 8/10 on GreatSchools; Doral Academy charter (9/10) available K–8. Middle and high school ratings trail the Cadence elementary benchmark — verify your zone.
Grade B+: Cost of Living
The $539,900 ZIP-area median is near Henderson's $548K citywide figure; HOA at $120–$220 is reasonable for this amenity depth. New-construction buyers pay a premium over resale for fresh warranties and finishes.
Grade A: Amenities
50-acre Cadence Central Park, resort Clubhouse pool and fitness center, miles of trails, sports courts, and a dedicated pocket park — all included in the HOA.
Grade B+: Outdoor Access
Cadence's internal trail system and the 50-acre park are excellent; Lake Mead's recreation area is 20 minutes east. The plan lacks a public golf course or desert-adjacent hiking within the community boundary.
Grade B: Commute
Eastern Henderson location adds 5–10 minutes over centrally located Henderson communities: 25 minutes to the airport and Strip via I-215. Local Lake Mead Pkwy errands stay quick.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Sierra Sage at Cadence a good place to live?
Yes — for the move-up buyer who wants new construction, resort amenities, and a master-plan community feel at a price below Henderson's guard-gated luxury tier. Sierra Sage pairs 2,200–4,000 sq ft Toll Brothers and Woodside Homes floor plans with the 50-acre Cadence Central Park, a resort Clubhouse pool, and an 8/10-rated elementary school. The honest trade-offs: eastern Henderson adds commute minutes over centrally located plans, and the ZIP-area market statistics blend all Cadence neighborhoods together. Nevada's zero state income tax sweetens every relocation calculation.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Sierra Sage at Cadence?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Sierra Sage — the parent city holds 331,857 residents with a median household income of $88,654. Community records put approximately 400 households inside Sierra Sage itself, with an estimated average household income around $110,000 reflecting the move-up buyer profile.
The Census does not break Sierra Sage or Cadence out as separate places, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside Sierra Sage, our team's market activity shows a profile of move-up families in the 35–45 age range, California and out-of-state relocators, and dual-income professional households drawn by the new-construction finish quality and Cadence's resort amenity package.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Sierra Sage is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Sierra Sage Area Growing?
Sierra Sage itself is a recent addition to the Cadence landscape, having begun in 2018 with approximately 400 homes — it is still in its primary growth phase. Its parent city, Henderson, has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure strong on Cadence's move-up villages as new households seek premium finish quality at sub-luxury prices.
331,857Henderson residents (Census)
~400Homes in the Sierra Sage village
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the Cadence master plan, growth means both active new-phase releases and steady resale of 2018-vintage homes as original buyers trade up again. The 687 active 89011 ZIP-area listings and 40-day median DOM reflect a deliberate move-up market — buyers here are more researched than first-timers. That deliberateness supports sustainable price appreciation rather than speculative volatility.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Sierra Sage or Cadence separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Sierra Sage at Cadence Score for Livability?
Sierra Sage pairs A-grade safety, resort-caliber HOA amenities, and premium new-construction quality with honest trade-offs: eastern Henderson commute times, a ZIP-area median that blends all Cadence neighborhoods, and a school ladder that peaks at the elementary level. The rings below break the composite into the six categories move-up buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 83B+
Overall Livability
- 78B+
Schools (zoned)
- 90A
Safety
- 75B
Cost of Living
- 88A-
Amenities
- 76B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Sierra Sage Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the 89011 ZIP area from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than Sierra Sage alone — it captures all Cadence neighborhoods. Monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$478K–$507K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–48 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~143/mo recent pace — reflective of the full 89011 ZIP area
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
MOVE-UP MARKET
Get matched with a
Sierra Sage specialist.
Market Competitiveness
How competitive is Sierra Sage at Cadence right now?
Sierra Sage runs at a measured 40-day median DOM per Las Vegas REALTORS — reflecting move-up buyers who research before committing to a $450K–$700K purchase. Premium-lot Toll Brothers listings move faster; Woodside spec homes at standard finishes sit near the area median. Buyer leverage is real here.
52Moderate Competition
- 40 daysMedian days on market (sold, 100d)
- 687Active listings (ZIP area, June 2026)
- $500,774Median sold price (100d)
- ~143/moTypical closings per month
Is Sierra Sage Right for You?
Who Should Buy a Home in Sierra Sage at Cadence?
Sierra Sage suits a specific buyer: a move-up household wanting Toll Brothers or Woodside Homes new construction, master-plan resort amenities, and premium quality below Henderson's guard-gated tier. Six buyer profiles below match lifestyles to the right Cadence village, plus the honest pros and trade-offs our team covers before any commitment.
Which Cadence Village Fits Your Buyer Type?
Move-Up Families
- 2,200–4,000 sq ft Toll Brothers and Woodside plans
- Multi-gen suites and home-office options
- 50-acre park and resort pool in the HOA
- Vanderburg Elementary (8/10) and Doral Academy charter (9/10) within reach
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- New construction at $450K–$700K vs comparable coastal pricing
- 3% property-tax cap under NRS 361.471
- Virtual builder tours and out-of-state close coordination available
New-Construction Buyers
- Toll Brothers and Woodside Homes — national builders with warranty programs
- Energy-efficient modern construction standard
- Builder incentives change monthly — check current offers
- Spec vs to-be-built timelines vary significantly
Growing Families
- 3–5 bedroom floor plans up to 4,000 sq ft
- 50-acre park with splash pad and sports fields
- Vanderburg Elementary zoned at 8/10
- Cadence Clubhouse pool for summer family life
Investors
- $2,000–$2,600/mo single-family rental range in 89011
- New-construction warranties protect the asset for early hold years
- Henderson short-term rental rules are strict — plan long-term
- Eastern Henderson growth corridor supports rental demand
Commuting Professionals
- I-215 beltway: airport and Strip about 25 min
- Lake Mead Pkwy retail corridor for daily errands
- Remote-work-friendly home-office floor plans standard
- Cadence Clubhouse fitness center eliminates the gym commute
Best Fit For
- California relocators — new construction at half the coastal price, zero state income tax, and a 3% property-tax cap on primary residences.
- Move-up families — Toll Brothers and Woodside Homes floor plans from 2,200 to 4,000 sq ft with a resort pool in the HOA.
- New-construction buyers — premium builder quality, modern energy efficiency, and structural warranties that resale stock cannot match.
- Growing families needing space — multi-generational suites, home-office options, and a 50-acre park outside the front gate.
- Investors targeting rental demand — new-construction assets in a master plan with amenity-driven tenant appeal and eastern Henderson growth tailwinds.
- Remote workers — dedicated home-office floor plans, Clubhouse amenities, and no state income tax on remote income.
Ready to explore homes in Sierra Sage? Our team knows every builder plan, lot position, and current incentive package in the Cadence master plan.
Start Your Home SearchPros
- Toll Brothers and Woodside Homes — premium national builders with structural warranty programs and quality oversight
- Full Cadence resort amenity access in the HOA: 50-acre Central Park, Clubhouse pool, fitness center, trails
- Henderson city services and safety — regularly among America's safest large cities per FBI UCR comparisons
- Move-up floor plans $450K–$700K — below Henderson's guard-gated luxury tier for comparable square footage
- Energy-efficient modern construction — lower utility costs versus 1990s and 2000s resale vintage
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Measured market with buyer leverage: 40-day median DOM gives time to negotiate
Honest Considerations
- Eastern Henderson location adds 5–10 commute minutes over centrally located Henderson communities
- Public high school (Foothill) rates 6/10 — families with high school-age students should verify or plan charter alternatives
- ZIP-area statistics blend all Cadence neighborhoods — Sierra Sage-specific comps require an agent pull
- Builder incentive packages change monthly — what was available last quarter may not be today
- New-construction property-tax reset to full purchase price — factor year-one tax costs before closing
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Does Sierra Sage Compare to Other Cadence Villages?
A like-for-like comparison of Sierra Sage with its three closest Cadence siblings — indicative price positioning, floor-plan range, builder, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. All four villages share the same Cadence amenity infrastructure; the differences are in builder, floor plan, finish level, and price.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sierra Sage | ~$575,000 | ~$185 | 40 | ~150 | Move-Up · Toll Brothers · Woodside |
| Village Park | ~$490,000 | ~$175 | 38 | ~200 | Families · Lennar · Richmond American |
| Century at Cadence | ~$430,000 | ~$160 | 35 | ~120 | Entry · First-Time Buyers |
| Inspirada (nearby) | ~$554,014 | ~$270 | 30 | 317 | Alternative master plan |
| Lake Las Vegas | ~$540K | ~$265 | 40 | ~140 | Resort · Lakefront |
| Henderson (citywide) | $548K | ~$275 | 21 | 2,460 | Full Henderson inventory |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011), not village level — per-village figures are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What's Inside Cadence's Top Villages?
Submarket 1
Sierra Sage
Cadence's premium village with 2,200–4,000 sq ft plans from Toll Brothers and Woodside Homes — the move-up answer for buyers who want premium finishes and larger floor plans within the Cadence master plan.
Browse Sierra Sage homes →~$575KMedian Price
40Days on Market
~150Active Listings
~$185Price / Sq Ft
Submarket 2
Village Park
Cadence's mid-tier family village with 1,600–3,200 sq ft Lennar and Richmond American homes — the most popular Cadence village by volume, with the broadest range of family-oriented floor plans.
Browse Village Park homes →~$490KMedian Price
38Days on Market
~200Active Listings
~$175Price / Sq Ft
Submarket 3
Century at Cadence
Cadence's entry-tier village from Century Communities — the most attainable way into the Cadence amenity ecosystem for first-time buyers and investors entering at the $350K–$550K range.
Browse Century at Cadence homes →~$430KMedian Price
35Days on Market
~120Active Listings
~$160Price / Sq Ft
Submarket 4
Inspirada (nearby)
Henderson's other major new-construction master plan — a direct competitor to Cadence with its own extensive parks and trails. Compare Cadence's amenity depth against Inspirada's before committing to eastern Henderson.
Browse Inspirada (nearby) homes →~$554KMedian Price
30Days on Market
317Active Listings
~$270Price / Sq Ft
Submarket 5
Lake Las Vegas
Henderson's resort lakefront alternative — a different lifestyle proposition at a similar ZIP-area price point. Compare resort-lake amenities against Cadence's active-community park model.
Browse Lake Las Vegas homes →~$540KMedian Price
40Days on Market
~140Active Listings
~$265Price / Sq Ft
Submarket 6
Henderson (citywide)
The full Henderson market gives context: at $548K citywide median, Sierra Sage's $450K–$700K range spans both sides of the city average, with the amenity infrastructure to justify the move-up premium.
Browse Henderson (citywide) homes →$548KMedian Price
21Days on Market
2,460Active Listings
~$275Price / Sq Ft
Submarket 7
Cadence Central Park & Clubhouse
The amenity engine all Cadence residents share: 50 acres of sports fields, splash pads, event lawns, and walking trails in Central Park, plus the Clubhouse resort pool, fitness center, and outdoor lounge. Owning in Sierra Sage puts this within walking distance.
Browse Cadence Central Park & Clubhouse homes →50Cadence Central Park Acres
1Resort Clubhouse Pool
MilesConnected Community Trails
$120–$220Monthly HOA (all inclusive)
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Cadence
neighborhood fits?
BY ZIP CODE
What Does the Sierra Sage Market Look Like in ZIP 89011?
Sierra Sage sits entirely in ZIP 89011, where the MLS reports all Cadence neighborhoods together. The single-ZIP table presents the area as one corridor — consistent with how Las Vegas REALTORS publishes the data — with a note that Sierra Sage's move-up homes occupy the $450K–$700K segment of the area's full inventory.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Cadence master plan — all villages including Sierra Sage | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group analysis. ZIP 89011 covers the full Cadence master plan — Sierra Sage's $450K–$700K move-up segment represents a subset of this inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Sierra Sage Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Sierra Sage faster than any brochure: a $539,900 ZIP-area median, 40 median days on market, approximately 400 homes, and Cadence's 50-acre Central Park included in the HOA.
$539,900
Median list price across the 89011 ZIP area (Cadence master plan), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer — a measured, deliberate move-up market.
LVR / GLVAR, June 2026
687
Active ZIP-area listings in June 2026 — all Cadence villages combined.
Las Vegas REALTORS
~400
Homes in the Sierra Sage village — Cadence's premium move-up footprint.
Community records
2018
Year Sierra Sage was established by Toll Brothers and Woodside Homes.
Community records
8/10
GreatSchools rating at John C. Vanderburg Elementary — the zoned Cadence campus.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY SIERRA SAGE
Why Does Sierra Sage at Cadence Stand Apart From Its Peers?
Sierra Sage occupies a niche no other Cadence village can replicate: Toll Brothers and Woodside Homes construction with full resort amenity access below Henderson's guard-gated price tier. Each of the five advantages below is sourced to the Nevada Revised Statutes, FBI data, U.S. Census, or City of Henderson records — verify every claim directly.
- Community records / builder specs
Premium builders at a non-luxury price
Toll Brothers and Woodside Homes — two national builders with strong warranty programs and premium standard specifications — at $450K–$700K, a price tier below Henderson's true guard-gated luxury communities.
- Cadence / City of Henderson
Resort amenities built into the HOA
The 50-acre Cadence Central Park, a resort-style Clubhouse pool, fitness center, miles of trails, and sports courts — included in $120–$220 monthly dues, not a separate club-membership mandate.
- Builder specifications
Energy-efficient new construction
Both builders build to current code with high-efficiency HVAC, low-E windows, modern insulation, and smart-home technology standard — lower utility costs from day one versus resale vintage stock.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable for the household budgets Sierra Sage attracts.
- Las Vegas REALTORS / GLVAR, June 2026
A measured, liquid market
40-day median DOM and 687 active listings across the 89011 ZIP area — a real market with buyer leverage on pricing, not a bubble-thin niche with no comps.
WHY BUY IN SIERRA SAGE
What Are the Top 10 Reasons to Buy a Home in Sierra Sage?
Sierra Sage's case rests on new-construction quality and Cadence's resort community infrastructure: Toll Brothers and Woodside Homes floor plans from 2,200 to 4,000 sq ft, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and a 50-acre park included in the HOA. Ten sourced reasons follow.
Premium builders, verified warranty programs
Toll Brothers and Woodside Homes bring national-builder structural warranties and quality oversight that resale vintage stock cannot offer.
Builder specifications
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, limiting the cost escalation that hits new-construction buyers in other states.
NRS 361.471
50-acre resort park in the HOA
Cadence Central Park and the Clubhouse pool and fitness center are included in the $120–$220 monthly HOA — no separate club membership required.
Cadence community records
Energy-efficient modern construction
High-efficiency HVAC, low-E windows, and smart-home tech standard from both builders — lower utility costs versus 1990s resale vintage.
Builder specifications
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons.
FBI Uniform Crime Reporting
Move-up floor plans under $700K
2,200–4,000 sq ft Toll Brothers and Woodside plans at $450K–$700K — a price tier below Henderson's guard-gated luxury communities for comparable square footage.
Las Vegas REALTORS / GLVAR
Measured market with buyer leverage
40-day median DOM gives buyers time to research, negotiate, and inspect — not the frenzied 2021-era multiple-offer environment.
Las Vegas REALTORS, June 2026
Eastern Henderson growth corridor
Lake Mead Pkwy and Eastern Ave corridors continue adding retail, dining, and services — the commercial infrastructure is catching up to the residential growth.
City of Henderson
Cadence master-plan resale liquidity
687 ZIP-area active listings provide real comparable data and a liquid resale market — buyers can sell and trade up inside one master plan as life changes.
U.S. Census / Las Vegas REALTORS
New Construction
Who Builds New Homes in Sierra Sage at Cadence?
Toll Brothers and Woodside Homes are Sierra Sage's two active builders, each offering distinct move-up product lines with energy-efficient construction and smart-home technology standard. The broader Cadence plan adds Century Communities in entry-tier villages. Rate buydowns and closing-cost credits change monthly — confirm current incentives before signing anything.
Move-Up & Luxury
Toll Brothers
Premium finishes, gourmet kitchens, spa bathrooms — the top-tier Sierra Sage builder
Family & Move-Up
Woodside Homes
Open-concept plans, multi-gen suites, and home-office options at an accessible price
First-Time & Entry
Century Communities
Cadence's entry-tier alternative to Sierra Sage for budget-conscious buyers
Family & Mid-Market
Lennar
The Village Park alternative within Cadence — compare with Sierra Sage on cost-per-sqft
Family
Richmond American
Value-oriented family construction as part of the broader Cadence master plan
Outdoor Recreation
What Outdoor Amenities Does Sierra Sage at Cadence Offer?
A resort pool, a 50-acre park, miles of connected trails, and Lake Mead twenty minutes east — Sierra Sage's outdoor life is master-plan comprehensive rather than destination-seeking. The City of Henderson maintains additional parks and recreation corridors in eastern Henderson, and the Cadence HOA funds the Clubhouse resort facilities directly.
IN-COMMUNITY
Cadence Central Park
50 acresSports fields · Splash pad · Trails · EventsHOA included
Cadence's flagship outdoor space — 50 acres of sports fields, splash pad, event lawns, playgrounds, and walking trails at the heart of the master plan, walking distance from Sierra Sage.
IN-COMMUNITY
Cadence Clubhouse
~3 acresResort pool · Fitness · Events · BBQHOA included
The resort-style community hub: a heated pool, full fitness center, outdoor lounge, event space, and BBQ areas — the amenity package that the $120–$220 HOA funds.
IN-COMMUNITY
Sierra Sage Pocket Park
~3 acresPlayground · Walking paths · ShadeFree
A dedicated neighborhood pocket park inside Sierra Sage with a playground, walking paths, shade structures, and open turf — the daily stopping point for young families on the street.
IN-COMMUNITY
Cadence Trail Network
Miles of pathsWalking · Running · CyclingFree
A connected internal trail system threading through Cadence's villages and parks — morning-run mileage and after-dinner walks without crossing a major arterial.
20 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · SwimmingNPS fee
America's first national recreation area — full-size boating, coves, desert hiking, and year-round swimming about 20 minutes east via Lake Mead Parkway.
20 MIN
Sloan Canyon National Conservation Area
48,400 acresHiking · Petroglyphs · Desert explorationFree
Henderson's closest true-desert hiking destination — petroglyph panels, canyon trails, and Mojave Desert scenery twenty minutes south from Sierra Sage.
15 MIN
Galleria at Sunset
Regional mallShopping · Dining · MoviesFree
The closest major retail destination — regional mall with anchors, restaurants, and a movie theater about 15 minutes via Lake Mead Parkway.
The Sierra Sage Lifestyle
What Does a Weekend in Sierra Sage at Cadence Look Like?
Three everyday moods within an easy drive: a morning lap at the Cadence Clubhouse pool, an afternoon on the 50-acre Central Park's sports fields, and dinner along Lake Mead Parkway's growing restaurant corridor — with the City of Henderson's trail system and Henderson's parks threading the whole master plan together.
~90Sierra Sage Acres
2018Year Established
50Central Park Acres
~400Move-Up Homes
THIS WEEKEND'S OPEN HOUSES
Can You Tour Sierra Sage Homes This Weekend?
Almost certainly — 687 active 89011 ZIP-area listings mean Cadence open houses run most weekends, and Toll Brothers and Woodside Homes keep model homes staffed at Sierra Sage. Premium-lot listings can move in a few weeks, so browse active inventory before the weekend. Call (702) 637-1759 and we'll build your tour route.
Quick Answer
What does an HOA cost in Sierra Sage at Cadence?
Sierra Sage HOA dues run $120–$220 per month, covering access to the 50-acre Cadence Central Park, the Clubhouse resort pool and fitness center, community trails, sports courts, and common-area maintenance. That is a competitive monthly cost for a Henderson master plan with this amenity depth. Always pull the full HOA resale package — or builder disclosure documents on new construction — to confirm exact dues, reserves, and any transfer fees before your contingency period ends.
Moving to Sierra Sage
Should I Move to Sierra Sage at Cadence?
Every month, move-up buyers from California and within Nevada discover that the 3,000-square-foot home with a resort pool and strong schools — priced out of reach on the coast — is attainable in Cadence. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why Move-Up Buyers Are Choosing Sierra Sage
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $250,000 saves roughly $20,000 per year in state income taxes alone. Sierra Sage adds the move-up argument coastal California cannot answer at the price: a Toll Brothers or Woodside Homes floor plan from 2,200 to 4,000 sq ft, an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, and a 50-acre park with resort pool attached to the HOA.
At a $600,000 budget, Los Angeles buyers are looking at a small condo or a long-commute starter home. That same budget in Sierra Sage secures a four- or five-bedroom Toll Brothers or Woodside home with gourmet kitchen, spa bathroom, and full Cadence resort-amenity access — with the I-215 beltway putting the Strip and airport about 25 minutes away.
According to Las Vegas REALTORS, the median list price across the 89011 ZIP area is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates John C. Vanderburg Elementary — a zoned Cadence campus — at 8/10.
Sierra Sage runs on the broader Cadence and eastern Henderson economy: Lake Mead Parkway and Eastern Avenue corridors continue to add retail, dining, and services; the I-215 beltway puts Henderson's hospital campuses and the Strip's employment core within easy reach; and Cadence's own commercial development adds walkable options to the community. The City of Henderson's job base and medical corridor anchor mid-market employment minutes away.
Cost of Living Snapshot — Sierra Sage, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest for move-up buyers: a 3,000-square-foot home with a resort community pool and a strong elementary school costs $500K–$650K in Sierra Sage and well above $1.5M in comparable Los Angeles suburbs.
| Metric | Sierra Sage, Henderson NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $539,900 | ~$1M+ (comparable suburb) |
| Move-Up Home Entry Point | $450K (Woodside Homes) | $1.2M+ typical comparable |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 25 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Sierra Sage Rental Market — Rent vs. Own
Single-family homes in the 89011 ZIP area typically rent for about $2,000–$2,600 per month, with larger Sierra Sage floor plans — 3,000+ sq ft from Toll Brothers — commanding the upper end. Cadence's resort amenities and trail network attract quality tenants and keep vacancy low. Short-term rentals are tightly regulated by the City of Henderson — read the ordinance before underwriting nightly income. Long-term rental demand stays firm as eastern Henderson continues to attract households priced out of coastal markets.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Sierra Sage? Nevada Real Estate Group specializes in out-of-state relocation and new-construction buyer representation — virtual builder tours, upgrade-selection guidance, lot-premium negotiation, and closing coordination without requiring repeated trips to Henderson.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Sierra Sage at Cadence in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Sierra Sage buyers follow — shorter for resale, longer for new construction. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your Sierra Sage builder and floor plan
Decide between Toll Brothers's premium finish tier ($550K–$700K+) and Woodside Homes's family-oriented open-concept plans ($450K–$620K). Tour both model homes — the standard specifications differ meaningfully and the floor plans suit different family configurations.
Get pre-approved and lock your rate strategy
Conventional and VA loans both work across Sierra Sage's full price range; FHA applies at the lower end. Builder-offered rate buydowns are common — get an independent mortgage quote to benchmark the builder's incentive offer before accepting it.
Hire a Sierra Sage specialist
Builder sales representatives work for the builder, not you. An independent buyer's agent with Cadence knowledge negotiates lot premiums, upgrade credits, and close timing — and costs you nothing in new construction, as the builder pays the buyer's agent commission.
Tour models and spec homes in person or virtually
Walk the Toll Brothers model and the Woodside model in the same visit — the lot premium differences, upgrade availability, and timeline gaps between the two builders often determine which is the right fit. Virtual tours work well for out-of-state buyers.
Write and negotiate the purchase contract
Builder contracts are written for the builder's benefit — negotiate lot premiums, design-center credits, and closing cost contributions before signing. Your agent's read on current incentive levels sets the negotiation floor.
Inspection, HOA docs, and builder walkthrough
New construction warrants a third-party inspector independent of the builder's walkthrough. Pull the Cadence HOA resale package — dues, reserves, CC&Rs — and review the builder's structural warranty documentation before contingency removal.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; plan 30–45 days for resale and builder spec homes. To-be-built contracts run 6–12 months — coordinate rate-lock windows carefully with your lender and the builder's projected close date.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days, registration within 60. Cadence HOA will send new-owner onboarding materials for Clubhouse and park access.
ECONOMY & JOBS
What Drives the Sierra Sage Economy?
Sierra Sage runs on the broader eastern Henderson and Las Vegas metro economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas MSA labor market is historically strong, Henderson incomes run 20% above the Clark County median, and the Strip's hospitality core is 25 minutes via I-215.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
25 minTo Strip employment core via I-215Community drive-time data
GrowingLake Mead Pkwy retail & services corridorCity of Henderson development records
Top Sierra Sage-Area Employers
- Lake Mead Pkwy & Eastern Ave retail corridorGrowing commercial strip providing retail, dining, and service employment within minutes of Cadence
- Henderson city campus and municipal servicesCity of Henderson government, police, fire, and public administration jobs throughout eastern Henderson
- Clark County School District (Cadence-area campuses)Vanderburg Elementary, Schofield Middle, and nearby secondary campuses serving the Cadence growth area
- Las Vegas Strip hospitality and conventionsThe metro's dominant employment sector — 25 minutes via I-215; many Sierra Sage households hold Strip and convention-center positions
- Harry Reid International Airport operationsAirport employment and the logistics corridor it anchors — about 25 minutes from Sierra Sage via I-215
- Henderson healthcare corridorSt. Rose Dominican and the broader Henderson medical campus complex, accessible via Eastern Avenue
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Sierra Sage Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Sierra Sage against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sierra Sage wins on new-construction quality and resort amenities-per-dollar; Summerlin on school ratings and trail depth; Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Sierra Sage | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 687 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40 | 21 | 20 | 21 |
| Plan Size | ~90 acres (village) | Citywide | Citywide | ~22,500 acres |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 58 |
| Established | 2018 (new construction) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Yes — Toll Brothers & Woodside Homes active | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Move-Up · New Build · Resort Amenities | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Sierra Sage income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Sierra Sage at Cadence Cost You Each Month?
A $539,900 ZIP-area-median Sierra Sage purchase runs about $3,940 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the community, and budget the Sierra Sage HOA tiers that put Cadence's resort amenity package into a predictable monthly cost.
Payment Estimator
Estimate Your Sierra Sage Payment
$4,060
Estimated Monthly Payment
- Principal & Interest$3,233
- Property Tax$274
- Insurance$150
- HOA$200
- PMI$202
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Sierra Sage at Cadence right now?
Cadence's master-plan amenities keep rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, new construction with no deferred-maintenance risk and a master-plan setting tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,940 / mo
- Principal & Interest
- $3,236
- Property Tax (~0.6%)
- $270
- Homeowners Insurance
- $120
- HOA (Sierra Sage)
- $165
- PMI (10% down)
- $225
5-year net cost:~$148,000
Equity built:~$135,000
RENT (ZIP AREA MEDIAN)
$2,300 / mo
- Median Sierra Sage Rent
- $2,300
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$150,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Sierra Sage home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $135,000 in equity (including the down payment) while the renter walks away with none. New construction adds an advantage: no deferred-maintenance capital expenditures during the first five years of a warranty-backed home.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $165/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees in Sierra Sage at Cadence
Sierra Sage operates under the Cadence master HOA, with dues varying by sub-association and annual budget cycle. The table below reflects the current $120–$220 range per community records — always confirm exact dues, reserves, transfer fees, and any special-assessment history in escrow or the builder's disclosure package on new construction.
Sierra Sage East (Woodside Homes)
$120–$165 / mo
Woodside Homes plans — Sierra Sage East
$120–$165
Includes:
Cadence Central Park, Clubhouse resort pool, fitness center, trails, sports courts, common-area maintenance
Sierra Sage West (Toll Brothers)
$155–$220 / mo
Toll Brothers plans — Sierra Sage West
$155–$220
Includes:
Full Cadence amenity access plus premium-section maintenance; Toll Brothers sub-association covers certain shared costs in addition to master HOA
Sierra Sage Summit (Premium Lots)
$175–$220 / mo
Premium lot positions — park-adjacent or mountain-view
$175–$220
Includes:
Master HOA amenity access; lot premium paid at close; no additional HOA tier for premium positioning itself
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Sierra Sage at Cadence?
The I-215 beltway is Sierra Sage's main artery — Lake Mead Parkway and Eastern Avenue handle daily errands without freeway entry. Henderson commutes average near 25 minutes per U.S. Census ACS data. The eastern Henderson location adds 5–10 minutes versus more central Henderson communities — the honest trade-off for newer construction.
Drive Times from Sierra Sage at Cadence
- WalkingCadence Central ParkIn-community
- 5 minLake Mead Pkwy retail corridorLake Mead Pkwy
- 15 minGalleria at SunsetLake Mead Pkwy west
- 20 minDowntown Henderson (Water Street)Lake Mead Pkwy → Water St
- 25 minHarry Reid Intl AirportI-215 west
- 25 minLas Vegas StripI-215 → I-15 north
- 20 minLake Mead National Recreation AreaLake Mead Pkwy east
- 30 minDowntown Las VegasI-215 → I-515 north
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Sierra Sage?
Resale purchases in Sierra Sage close in 30–45 days from accepted offer — Nevada uses escrow companies, not attorneys. Cash can close in 10–14 days. Toll Brothers and Woodside Homes spec homes match the resale timeline; to-be-built contracts run 6–12 months. Coordinate rate-lock windows with the builder's projected completion date before going under contract.
Quick Answer
What down payment do you need to buy in Sierra Sage at Cadence?
Most Sierra Sage buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of the community's $450K–$700K range, and VA loans allow 0% for eligible veterans. On the $539,900 ZIP-area median, plan roughly $27,000 (5%) to $107,980 (20%). Toll Brothers and Woodside Homes periodically offer rate-buydown or closing-cost incentive packages that can meaningfully reduce cash-to-close — ask our team what's current before assuming the full sticker-price requirement.
Sierra Sage at Cadence FAQ — 18 Answers
What Do Sierra Sage at Cadence Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Sierra Sage at Cadence?
Sierra Sage homes run $450K–$700K, positioned as Cadence's move-up tier. Across the broader 89011 ZIP area, the median list price is about $539,900 per Las Vegas REALTORS, with a $500,774 closed median over the past hundred days. Inside Sierra Sage itself, Toll Brothers' larger plans and premium-lot positions anchor the upper end while Woodside's entry-tier layouts open nearer to $450K.
Who builds homes in Sierra Sage?
Toll Brothers and Woodside Homes are the two builders in Sierra Sage. Toll Brothers delivers gourmet kitchens, spa-inspired bathrooms, and flex-room options on plans from roughly 2,600 to 4,000 sq ft. Woodside Homes brings open-concept family layouts with home-office options and multi-generational suites, typically 2,200–3,500 sq ft. Both builders emphasize energy-efficient construction — high-efficiency HVAC, low-E windows, and standard smart-home technology.
How does Sierra Sage differ from other Cadence neighborhoods?
Sierra Sage is Cadence's move-up tier: larger floor plans of 2,200–4,000 sq ft, premium builders in Toll Brothers and Woodside Homes, and higher standard finishes — priced accordingly at $450K–$700K versus the $350K–$550K entry neighborhoods. Both neighborhoods share the same Cadence amenity package, so the step-up buys more house and finish quality, not additional recreation access.
What are HOA fees in Sierra Sage at Cadence?
Sierra Sage HOA dues run $120–$220 per month, covering access to the 50-acre Cadence Central Park, the Cadence Clubhouse with resort-style pool and fitness center, community trails, sports courts, and common-area maintenance. That is a competitive rate for a Henderson master plan with this amenity depth. Verify exact current assessments and any sub-association dues in the resale package or builder HOA disclosures before your contingency period ends.
What is the average days on market in Sierra Sage?
Homes sold across the 89011 ZIP area over the past hundred days took a median of about 40 days from list to accepted offer per Las Vegas REALTORS MLS statistics — slightly longer than the valley average, consistent with a newer move-up market where buyers take more time on larger financial decisions. Well-priced Sierra Sage homes with desirable lots and premium upgrades go faster; spec homes with builder-standard finishes sit closer to the area median.
What amenities does Sierra Sage include?
Sierra Sage residents have full access to all Cadence master-plan amenities: the 50-acre Central Park with sports fields, splash pad, event lawns, and walking trails; the Cadence Clubhouse with a resort-style pool, fitness center, outdoor lounge, and BBQ areas; a dedicated Sierra Sage pocket park with playground and walking paths; and miles of connected community trails. The City of Henderson maintains additional parks and recreation facilities nearby per the City of Henderson parks department.
What are property taxes like in Sierra Sage?
Property taxes in Nevada run low by national standards. The Clark County Assessor sets an effective rate of roughly 0.5–0.7% of assessed value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $539,900 ZIP-area-median purchase, budget approximately $3,200–$3,800 per year. New-construction buyers should note that the post-close tax-assessed value reflects the full purchase price — factor that into the first-year budget.
What are the schools near Sierra Sage?
Zoned public schools serving Sierra Sage include John C. Vanderburg Elementary (8/10 on GreatSchools), Jack Lund Schofield Middle School (7/10), and Foothill High School (6/10). Charter options within reach include Doral Academy of Nevada (9/10, K–8) and Somerset Academy (8/10, K–8). Henderson International School and Pinecrest Academy of Nevada anchor the private tier. Verify the exact zoning for your address on the CCSD boundary map before making an offer.
Is Sierra Sage a good place for families?
Yes — Sierra Sage is designed with families in mind. Toll Brothers and Woodside Homes both offer multi-generational floor plans, dedicated home-office options, and indoor-outdoor layouts suited to Las Vegas living. The 50-acre Cadence Central Park, the Clubhouse pool, sports courts, and pocket park fill weekends, and Henderson consistently ranks among America's safest large cities in FBI-based comparisons. Vanderburg Elementary's 8/10 rating anchors the school-zone case.
What is the rental market like near Sierra Sage?
Single-family homes in the 89011 ZIP area typically rent for approximately $2,000–$2,600 per month, with larger Sierra Sage floor plans commanding the upper end. Cadence's master-plan amenities — resort pool, 50-acre park, trails — attract quality tenants and keep vacancy low. Henderson short-term rental rules are strict per the City of Henderson; verify current regulations before underwriting any nightly income strategy. Investors should plan for long-term holds in this market.
Is there new construction still available in Sierra Sage?
Sierra Sage was established in 2018 and has approximately 400 homes — some new-construction inventory from Toll Brothers and Woodside Homes may still be available depending on phase releases at the time of your search. Check builder sales centers directly, as inventory and incentive packages change monthly. Resale homes from early-phase buyers also appear regularly. Our team tracks both the builder pipeline and the resale market in real time.
What is the cost of living in Sierra Sage?
Nevada's zero state income tax and the Clark County Assessor's 0.5–0.7% effective property-tax rate make Sierra Sage attainable relative to comparable California move-up markets. The $539,900 ZIP-area median list sits near Henderson's $548K citywide figure, and HOA dues at $120–$220 monthly are reasonable for a master plan with Cadence's amenity depth. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County, while the I-215 beltway puts the Strip and airport about 25 minutes away.
How is the commute from Sierra Sage at Cadence?
Sierra Sage sits in eastern Henderson's 89011 corridor, with the I-215 beltway providing the primary commute artery. The Las Vegas Strip and Harry Reid International Airport are each about 25 minutes via I-215 to I-15. The Galleria at Sunset is roughly 15 minutes via Lake Mead Parkway, and Lake Mead's shoreline is about 20 minutes east. Most daily errands along Lake Mead Parkway and Eastern Avenue stay off the freeway entirely.
Is Sierra Sage at Cadence safe?
Yes. Sierra Sage is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. Cadence as a master plan maintains active community governance, well-lit streets, and engaged residents. The newer 2018-onward construction means modern security-system infrastructure is standard in most homes.
What should I know before buying in Sierra Sage?
Four things matter most. First, builder differentiation: Toll Brothers and Woodside Homes have genuinely different standard specifications and upgrade menus — tour both before deciding. Second, lot premiums: park-adjacent and mountain-view lots carry meaningful price adders. Third, new-construction timelines: if a home is not yet complete, build timelines and rate-lock windows need coordination. Fourth, HOA sub-associations: verify the exact dues and any special-assessment history for your specific address in the Cadence resale package.
What down payment do you need to buy in Sierra Sage?
Most Sierra Sage buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of the community's price range, and VA loans allow 0% for eligible veterans. On the $539,900 ZIP-area median, plan roughly $27,000 (5%) to $107,980 (20%). Toll Brothers and Woodside Homes sometimes offer rate-buydown or closing-cost incentives that effectively lower the cash-to-close — ask our team what's current before assuming the full sticker price.
What does an HOA cost in Sierra Sage at Cadence?
Sierra Sage HOA dues run $120–$220 monthly, covering the full Cadence amenity suite: the 50-acre Central Park, the Clubhouse resort pool and fitness center, community trails, sports courts, pocket parks, and common-area maintenance. That is a competitive monthly cost for a Henderson master plan with this depth of recreation infrastructure. Always pull the full HOA resale package — or builder disclosure documents on new construction — to confirm exact dues, reserves, and any transfer fees.
How long does it take to close on a home in Sierra Sage?
Resale purchases in Sierra Sage typically close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10–14 days. New-construction purchases with Toll Brothers or Woodside Homes depend on build phase: a move-in-ready spec home closes on a resale timeline, while a to-be-built contract can run 6–12 months from signing. Builder timelines and rate-lock windows require coordination — plan those details before going under contract.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Sierra Sage at Cadence?
These are the eight queries Sierra Sage and Cadence buyers actually type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Sierra Sage part of Las Vegas or Henderson?
Henderson. Sierra Sage is a village within the Cadence master plan inside the City of Henderson — Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV 89011. The plan is not a separate municipality.
What ZIP code is Sierra Sage in?
Sierra Sage is entirely within ZIP 89011 in eastern Henderson. The ZIP covers the full Cadence master plan, so listing statistics blend all Cadence villages. Use a Sierra Sage-specific filter to separate move-up inventory from entry-tier listings in your search.
Is Sierra Sage guard-gated?
No — Sierra Sage at Cadence is not guard-gated. The community is an open master plan with full access to all Cadence amenities. Buyers seeking guard-gated options in Henderson at a similar price should compare MacDonald Highlands and Seven Hills guard-gated sections.
How old are homes in Sierra Sage?
Most Sierra Sage homes date to 2018 and later — Toll Brothers and Woodside Homes have built in the plan from 2018 onward. Some newer spec and resale inventory from early-phase buyers also trades. The plan's 2018-vintage baseline means buyers face minimal deferred-maintenance risk compared to 1990s-era Henderson resale stock.
Does Sierra Sage have a pool?
Yes — the Cadence Clubhouse resort-style pool is included in the Sierra Sage HOA at $120–$220 monthly. The Clubhouse also has a fitness center, outdoor lounge, and BBQ areas. There is no separate pool membership charge; all Cadence village residents access the same Clubhouse facilities.
Is Sierra Sage walkable?
Within the Cadence master plan, yes — the 50-acre Central Park, the Clubhouse, and Sierra Sage's pocket park are all reachable on foot or by trail. For off-community errands, Lake Mead Pkwy requires a car. The eastern Henderson location means most daily shopping still involves driving.
How far is Sierra Sage from the Strip?
About 25 minutes via the I-215 beltway to I-15 northbound, depending on time of day. Harry Reid International Airport is roughly the same distance. Eastern Henderson's location is the honest trade-off for Sierra Sage's newer construction and larger floor plans at below-luxury pricing.
Is Sierra Sage a good investment?
The fundamentals support it: new-construction warranties protect asset quality during the early hold years, Cadence's master-plan amenities sustain rental demand, and the eastern Henderson growth corridor adds commercial services that improve livability over time. Returns still depend on the specific purchase price, builder, and lot position.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's master plans — including Cadence's move-up villages, new-construction phases, and builder negotiations. That depth ranks the team #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Sierra Sage Real Estate Expert?
6,225+ closings. $4.1B+ in volume since 2009. In a builder market where incentive packages shift monthly and lot premiums swing $30,000+, direct Toll Brothers and Woodside Homes relationships are the advantage. Call (702) 637-1759 or tell us your target floor plan and we'll get you in before the open house.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Sierra Sage?
Compare Sierra Sage with its Cadence siblings and nearby Henderson master plans. Each card pairs the commute time with price positioning, so you can judge whether trading Sierra Sage's move-up finish quality for a different neighborhood's school ratings or guard-gate actually buys you more home for the money.
A–Z INDEX
Which Sierra Sage and Cadence Neighborhoods Can You Explore A–Z?
Multiple named sections fill the Cadence master plan. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA dues, and school zoning for any of them on request.
C
- Cadence Central Park
- Cadence Clubhouse
- Cadence Village Park
- Century at Cadence
E
- Expression at Cadence
S
- Sierra Sage East (Woodside Homes)
- Sierra Sage Summit (Premium Lots)
- Sierra Sage West (Toll Brothers)
- Sierra Sage Pocket Park
KEEP LEARNING
What Else Should You Read About Sierra Sage at Cadence?
These guides extend the research most Sierra Sage buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Sierra Sage's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Sierra Sage at Cadence Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level (89011), and that ZIP covers the full Cadence master plan — so area statistics are labeled as such, and per-village figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the 89011 ZIP area (Cadence master plan). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Sierra Sage is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Cadence-area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026