First-Time Buyers
- Entry townhomes and patio homes from the $350Ks
- FHA 3.5% and conventional 3% down both work here
- HOA dues as low as $40 monthly protect the budget
- Inspection diligence on 1993-era systems — roofs and HVAC
Gibson Springs, Henderson
Gibson Springs Homes For Sale
Nevada's #1 team for Gibson Springs real estate. Search this established Henderson community — townhomes and patio homes from the $350Ks, family singles in the $400Ks, and Gibson Springs Estates to the $550Ks — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89074/89014)
$499K
LVR / GLVAR via Repliers, as of September 14, 2026
HOMES IN THE COMMUNITY
2,200+
Community records
ESTABLISHED
1993
Lewis Homes / Various Builders
DAYS ON MARKET
30
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Gibson Springs at a Glance?
Gibson Springs is a standalone Henderson community — approximately 400 acres and 2,200+ homes established in 1993 by Lewis Homes — with a $499,000 ZIP-area median list price and 31-day market pace per City of Henderson services cover every street, with Las Vegas REALTORS. The takeaways below unpack pricing, schools, HOA costs, and the central Henderson location that define this established family address.
- Price ladder: $350K attached townhomes through $400K–$499K family singles to $550K Gibson Springs Estates four- and five-bedroom homes.
- Vintage: Built 1993 through the early 2000s by Lewis Homes and national builders — fully established, mature landscaping, but expect inspection diligence on roofs and HVAC.
- Schools: Fay Herron Elementary (7/10), Green Valley High School (7/10), plus Doral Academy charter (9/10) in reach — verify zone boundaries before offering.
- Location dividend: Galleria at Sunset five minutes, St. Rose Dominican Hospital ten, I-215 beltway via Gibson Road — central Henderson with none of a master-plan premium.
- HOA advantage: Dues run $40–$100 monthly — among Henderson's most affordable — covering parks and common areas without a guard gate adding to cost.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Gibson Springs Homes for Sale?
The Gibson Springs ZIP area (89074/89014) carried 227 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning $350K attached townhomes to $550K Gibson Springs Estates single-family homes. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Gibson Springs Homes Sell in Each Price Range?
Median list price across the Gibson Springs ZIP area (89074/89014) sits at $499,000 per Las Vegas REALTORS September 2026 MLS data, with the community spanning $350K townhomes to $550K Gibson Springs Estates singles. The bands below show our modeled split of the area's 227 active listings.
Browse Gibson Springs Listings
How Can You Find a Gibson Springs Home by Type, Lifestyle & Price?
The Gibson Springs area's 227 active listings break down across six sub-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 ZIPs 89074 and 89014.
Which Gibson Springs Neighborhoods Should You Explore?
Gibson Springs covers approximately 400 acres with distinct sections catering to different buyer needs — park proximity, lot size, home age, and price all vary. Each card links to the most relevant hub or live search.
By Property Type
By Price Range
Updated daily · 261 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Gibson Springs Listings First?
Custom alerts by sub-neighborhood, price, and beds — no spam, unsubscribe anytime. Entry-tier Gibson Springs homes under $430,000 move quickly per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the weekend open house.
- 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
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Gibson Springs, NV?
The Answer
Gibson Springs delivers practical Henderson family living: approximately 400 master-planned acres established in 1993 by Lewis Homes, HOA-governed streets, community parks, and a central location that puts Galleria at Sunset five minutes and the I-215 beltway within easy reach. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Gibson Springs known for?
Gibson Springs is known as one of Henderson's most accessible established communities — a 400-acre, 2,200-home neighborhood built from 1993 that offers solid suburban living, low HOA dues, and central proximity to Galleria at Sunset at a price point well below the Henderson citywide median.
Who should live in Gibson Springs?
It fits first-time buyers entering from the $350Ks, school-driven families wanting CCSD access at a realistic budget, investors seeking steady long-term rental yield, and California relocators pricing out of comparable coastal communities while landing in central Henderson.
What is daily life like?
Mornings start at Gibson Springs Park or Cornerstone Park, errands run to Galleria at Sunset in five minutes, and the I-215 connects the valley for commuting — a quiet, convenient suburban routine without the overhead of a luxury master plan.
Location
Where Is Gibson Springs
Gibson Springs sits in central Henderson near the intersection of Gibson Road and Warm Springs Road, spanning approximately 400 acres across ZIPs 89074 and 89014. About 10 miles east of the Strip.
Galleria
5
Min
St. Rose Hospital
10
Min
Water Street
10
Min
Airport
20
Min
Strip
20
Min
Gibson Springs
At a Glance$499,000
Median List Price (ZIP area)
$431,000
Median Sold (past 100 days)
261
Active Listings (ZIP area)
30
Days on Market
- Setting
- Established community, central Henderson
- Acreage
- ~400 acres
- Homes
- 2,200+
- Established
- 1993
- Developer
- Lewis Homes / Various Builders
- Price Range
- $350K–$550K
- HOA Dues
- $40–$100/mo
- Guard-Gated
- No
- Retail
- Galleria at Sunset (5 min)
- Sunshine
- 300 days/year
- Schools
- CCSD + charter options
- Distance to Strip
- ~20 min
Quick Answer
Is Gibson Springs a good place to live?
Yes — by central-Henderson family measures, Gibson Springs is one of the valley's most practical communities. It pairs solid CCSD schools, the Gibson Springs and Cornerstone parks, HOA dues as low as $40 monthly, and a five-minute drive to Galleria at Sunset with Henderson's citywide safety ranking and the I-215 beltway via Gibson Road. Entry from the $350Ks means the community fits first-time buyers and California relocators alike. The honest trade-offs: housing stock from 1993 needs inspection diligence, and the school ratings land in the solid-not-exceptional tier. Nevada's zero state income tax sweetens every relocation.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Gibson Springs?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Gibson Springs — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 7,000 residents inside Gibson Springs across approximately 2,400 households.
The Census does not break Gibson Springs out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the community, our closing data shows first-time buyers taking advantage of the $350K–$430K entry tier, established families drawn to the central location and park access, and a steady stream of California relocators seeking affordable Henderson living without sacrificing city services.
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 (Gibson Springs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Gibson Springs Area Growing?
Gibson Springs itself finished growing in the early 2000s — the community has been essentially built out since then — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Gibson Springs' finite resale stock of 2,200+ homes.
331,857Henderson residents (Census)
2,200+Homes in the Gibson Springs community
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Gibson Springs, growth means turnover, not expansion: 227 active ZIP-area listings right now show how consistently the established stock trades. That is the investment logic of a built-out community — no new supply can dilute it, while every new Henderson resident adds demand for the central location, parks, and commute Gibson Springs already delivers.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Gibson Springs separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Gibson Springs Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Gibson Springs ZIP area (89074/89014) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the Gibson Springs community itself, and 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
$408K–$435K monthly band; $431K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
29–37 day monthly range; 31 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Active Listings
227 active ZIP-area listings as of June 2026
Source: Las Vegas REALTORS
The long view: Gibson Springs's median sold price rose 69% between 2015 ($235,000) and 2021 ($398,000), across 6,685 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
30
MEDIAN DAYS ON MARKET
$500K
ZIP-AREA MEDIAN LIST
261
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
AFFORDABLE HENDERSON
Get matched with a
Gibson Springs specialist.
Market Competitiveness
How competitive is Gibson Springs right now?
Gibson Springs is a measured, accessible market — homes sold across the ZIP area averaged 31 median days over the past hundred days per Las Vegas REALTORS data, against 227 active listings. Well-priced entry-tier homes under $430,000 move faster; larger Gibson Springs Estates homes and dated originals give buyers negotiating room. First-time buyers should still arrive pre-approved.
55Moderately Competitive
- 31 daysMedian days on market (sold, 100d)
- 227Active listings (June 2026)
- $431KMedian sold, past 100 days
- ~$269Median price per sq ft (sold)
Is Gibson Springs Right for You?
Who Should Buy a Home in Gibson Springs?
Gibson Springs is not one-size-fits-all — it spans $350K townhomes through $550K Gibson Springs Estates homes, with a lifestyle and value proposition that rewards specific buyer types. Six profiles below match life stages to neighborhoods, followed by the honest pros and trade-offs our team walks every client through.
Which Gibson Springs Sections Fit Your Buyer Type?
School-Driven Families
- Fay Herron ES (7/10) plus Doral Academy charter (9/10) nearby
- Gibson Springs Park and Cornerstone Park for weekends
- Solid CCSD campuses with Coronado HS option (9/10)
- Verify zone boundaries block by block before offering
California Relocators
- Zero Nevada state income tax vs 13.3% California top rate
- Median $431K sold — below what a central LA condo costs
- I-215 access puts airport 20 minutes away
- Central Henderson services without a master-plan premium
Downsizers
- Single-story floor plans available across multiple sections
- Galleria retail, St. Rose Hospital, Henderson civic campus in reach
- Light HOA dues with city-maintained parks
- Compare against dedicated 55+ communities first
Investors
- $1,900–$2,400 single-family rents with low HOA drag
- Entry pricing from $350K supports realistic yield math
- Established, liquid market in central Henderson
- Henderson short-term-rental rules are strict — plan long-term
Commuting Professionals
- Gibson Road to I-215: airport and Strip both 20 minutes
- Galleria retail and dining five minutes from any Gibson Springs address
- Water Street district 10 minutes east
- Errands handled without a freeway for most daily needs
Best Fit For
- First-time buyers — genuine entry points from the $350Ks with among the lightest HOA dues in Henderson and FHA-friendly pricing across the full plan.
- California relocators — attainable suburban living at $430K median — well below the coastal price of a comparable suburb — plus zero state income tax.
- School-driven families — solid CCSD campuses and Doral Academy charter (9/10) nearby, with parks and community streets built for family living.
- Downsizers — single-story originals on HOA-maintained streets, with healthcare, retail, and dining inside a five-minute radius.
- Investors — a 2,200-home established market with steady long-term rental demand, low HOA overhead, and entry pricing that supports yield.
- Commuters — the I-215 beltway via Gibson Road connects the airport and Strip in about 20 minutes each from a central Henderson address.
Ready to explore homes in Gibson Springs? Our team knows every section, school zone, and price tier in the community.
Start Your Home SearchPros
- Entry pricing from the $350Ks — the ZIP-area median of $499,999 undercuts Henderson's $548K citywide figure
- Among Henderson's lowest HOA dues — $40–$100 monthly with no gate fees or club mandates
- Central location: Galleria at Sunset 5 minutes, St. Rose Dominican Hospital 10 minutes, I-215 beltway via Gibson Road
- Henderson city services and safety — a city regularly ranked among America's safest large cities per FBI UCR comparisons
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Established parks: Gibson Springs Park in-community, Cornerstone Park fishing lake 5 minutes, Paseo Verde Park rec center nearby
Honest Considerations
- Aging housing stock — built from 1993 through the early 2000s, so roofs, HVAC, and water heaters need inspection attention
- School ratings are solid rather than elite — zoned campuses rate 6–7/10; charter options add quality but require lottery or application
- Almost no new construction — buyers wanting new builds must look to neighboring plans like Cadence
- ZIP-level statistics blend Gibson Springs with neighboring communities — comps demand local judgment
- Fewer master-plan amenities than Green Valley or Cadence — no golf course, no resort-style clubhouse
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Gibson Springs' Top 6 Sections Compare?
A like-for-like comparison of Gibson Springs' six most-searched sections — indicative price, lifestyle fit, and typical home size — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Gibson Springs Estates | ~$510,000 | ~$280 | 35 | ~35 | Premium · Large 4–5 BR |
| Gibson Springs Village | ~$440,000 | ~$270 | 30 | ~80 | Family · Core Sections |
| Warm Springs Area | ~$420,000 | ~$265 | 31 | ~45 | I-215 Access · Convenience |
| Park View | ~$445,000 | ~$272 | 29 | ~30 | Families · Park Proximity |
| Gibson Townhomes | ~$375,000 | ~$250 | 32 | ~25 | Entry · First-Time Buyers |
| Gibson Road Corridor | ~$410,000 | ~$262 | 33 | ~40 | Central · Single-Family |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89074/89014) — per-section medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Gibson Springs' Top Sections?
Submarket 1
Gibson Springs Estates
The upper tier of the community — larger 2,400–2,800 sq ft homes on premium lots with four to five bedrooms from the $475Ks. Best for families who need the space and are happy to stay in Gibson Springs for the long term.
Browse Gibson Springs Estates homes →~$510KMedian Price
35Days on Market
~35Active Listings
~$280Price / Sq Ft
Submarket 2
Gibson Springs Village
The heart of the community — a mix of single-story and two-story homes on HOA-maintained streets with mature landscaping. The default answer for families wanting the Gibson Springs location at a realistic budget.
Browse Gibson Springs Village homes →~$440KMedian Price
30Days on Market
~80Active Listings
~$270Price / Sq Ft
Submarket 3
Warm Springs Area
Southern sections near Warm Springs Road with the quickest freeway access in the community. Trade-off: more arterial noise than interior streets; reward: Galleria at Sunset and the I-215 both within five minutes.
Browse Warm Springs Area homes →~$420KMedian Price
31Days on Market
~45Active Listings
~$265Price / Sq Ft
Submarket 4
Park View
Sections adjacent to Gibson Springs Park — playground, basketball, and open green space a short walk from the front door. Popular with young families and buyers who value park-adjacent living.
Browse Park View homes →~$445KMedian Price
29Days on Market
~30Active Listings
~$272Price / Sq Ft
Submarket 5
Gibson Townhomes
The community's most affordable tier — attached townhomes and patio homes with HOA-covered exterior maintenance. The clearest first-time buyer entry point in the plan, with FHA financing working across the full range.
Browse Gibson Townhomes homes →~$375KMedian Price
32Days on Market
~25Active Listings
~$250Price / Sq Ft
Submarket 6
Gibson Road Corridor
Central single-family streets along the Gibson Road spine with the best access to Henderson's commercial and civic destinations. Interior streets away from the arterial itself run quieter than the address implies.
Browse Gibson Road Corridor homes →~$410KMedian Price
33Days on Market
~40Active Listings
~$262Price / Sq Ft
Submarket 7
Galleria & Central Henderson Corridor
The amenity engine Gibson Springs residents use daily: Galleria at Sunset's retail and dining, the St. Rose Dominican Hospital campus, Henderson's civic services, and the I-215 beltway connection to every valley destination. Owning anywhere in Gibson Springs puts this within five to ten minutes.
Browse Galleria & Central Henderson Corridor homes →5 minTo Galleria at Sunset
10 minTo St. Rose Hospital
20 minTo the Strip via I-215
3Parks within 10 minutes
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Gibson Springs
neighborhood fits?
BY ZIP CODE
What Does the Gibson Springs Market Look Like Across ZIPs 89074 & 89014?
Gibson Springs spans two Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents both as area corridors, each broader than the Gibson Springs community itself. The combined active count of 227 listings reflects both ZIPs sharing the overall area.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89074 | Central Henderson — Gibson Springs core · Green Valley North | ~$500K | ~$270 | 31 | ~140 | n/a* |
| 89014 | North Henderson — Gibson Springs edges · Original Green Valley area | ~$460K | ~$265 | 31 | ~87 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Combined active count of 227 reflects both ZIPs. Per-ZIP splits are modeled estimates; the MLS reports 89074/89014 jointly at a $499,999 area median. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Gibson Springs?
Gibson Springs itself is built out — the 2,200+ homes date from 1993 through the early 2000s and are all resale. The new-construction pipeline sits in neighboring Henderson plans, where national builders compete on incentives that change monthly. Verify current communities and offers before you write anything.
Family & Mid-Market
Lennar
High-volume alternative to Gibson Springs resale
First-Time & Family
DR Horton
Entry-level new builds near Gibson Springs price tier
First-Time & Family
KB Home
Personalized entry-level new construction nearby
Family
Richmond American
Value-oriented Henderson construction
First-Time & Family
Century Communities
Entry-level new construction near the Gibson Springs area
Outdoor Recreation
What Outdoor Amenities Does Gibson Springs Offer?
Community parks, a fishing lake, and paved walking paths — Gibson Springs' outdoor life is practical suburban rather than rugged desert. The City of Henderson maintains Gibson Springs Park inside the community, Cornerstone Park a short drive away adds a fishing lake and dog park, and Paseo Verde Park covers a full recreation center and pool.
IN-COMMUNITY
Gibson Springs Park
~8 acresPlayground · Basketball · PathsFree
The community's own park — basketball courts, playgrounds, picnic areas, and open green space on Warm Springs Road. The family hub for the plan's core sections.
5 MIN
Cornerstone Park
~25 acresLake · Trails · Dog parkFree
Henderson's beloved fishing lake park with walking trails, a dog park, playground, and picnic areas — Wigwam Parkway, five minutes from Gibson Springs.
5 MIN
Paseo Verde Park
~30 acresRec center · Pool · Sports fieldsFree / programs
A full recreation center, swimming pool, tennis courts, and sports fields — one of Henderson's best park destinations just minutes from the community.
5 MIN
Galleria at Sunset trails & plaza
Open-air centerWalking · Dining · EventsFree
One of the valley's best retail and dining corridors with outdoor plaza walking, seasonal events, and a full range of restaurants — the community's social anchor.
10 MIN
Pittman Wash Trail
Paved greenbeltWalking · Running · CyclingFree
The paved wash trail threading through central Henderson — accessible from Gibson Springs for longer runs and bike rides away from arterial traffic.
20 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking twenty minutes east via Lake Mead Parkway.
10 MIN
Whitney Mesa trails
Desert mesaHiking · BikingFree
Desert single-track and mesa-top views on the northern Henderson edge — the quickest true-desert escape from the central corridor.
10 MIN
Henderson Bird Viewing Preserve
140 acresBirding · WalkingFree
A network of freshwater ponds and walking paths drawing more than 200 bird species — a peaceful counterpoint to Galleria shopping, ten minutes east.
The Gibson Springs Lifestyle
What Does a Weekend in Gibson Springs Look Like?
Three everyday moods within a short drive of each other: a morning loop at Cornerstone Park's lake, Saturday shopping and lunch at Galleria at Sunset, and an evening walk through the community's HOA-maintained streets — with Henderson's parks network per the City of Henderson threading the whole plan together.
~400Community Acres
1993Year Established
5 minTo Galleria at Sunset
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Gibson Springs Homes This Weekend?
Most weekends bring multiple open houses across Gibson Springs' 227 active ZIP-area listings — from entry townhomes in the $350Ks to Gibson Springs Estates four-bedroom homes. Well-priced homes under $430,000 go under contract relatively quickly per Las Vegas REALTORS pace data. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend tour.
Planning a move
What Should I Verify Before Moving to Gibson Springs?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Gibson Springs in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Gibson Springs-Area Economy?
Gibson Springs runs on Henderson's job base: healthcare at St. Rose Dominican, retail at Galleria at Sunset, and city government — all within 10 minutes. According to the U.S. Bureau of Labor Statistics, the metro labor market remains strong, and Henderson's $88,654 median income runs about 20% above the Clark County figure.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
5 minTo Galleria at Sunset employment corridorCommunity records
20 minTo airport & I-215 job corridorsVia Gibson Road to I-215
Top Gibson Springs-Area Employers
- St. Rose Dominican Hospital (Siena campus)Healthcare anchor about 10 minutes from Gibson Springs — a major employer for the central Henderson area
- Galleria at Sunset corridorRegional mall, anchor retailers, and the Sunset Road retail strip — one of the valley's largest suburban employment corridors
- City of HendersonMunicipal campus and city services — Henderson is consistently one of Nevada's largest public employers
- Clark County School District (local campuses)Fay Herron ES, Jack Lund Schofield MS, Green Valley HS, and charter campuses in the area
- Henderson civic and services corridorCity offices, courts, libraries, and the Water Street revitalization district about 10 minutes east
- Strip and convention employmentAbout 20 minutes via I-215 to the valley's largest employment sector — hotel, gaming, convention, and hospitality jobs
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Gibson Springs Compare to Henderson, Cadence & Green Valley?
If you're weighing Gibson Springs against the valley's other established and newer addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Gibson Springs wins on price and HOA dues, Cadence on new construction and master-plan amenities, Green Valley on school ratings and legacy depth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Gibson Springs | Henderson | Cadence | Green Valley |
|---|---|---|---|---|
| Median List Price | $499,999 (ZIP area) | $548K | $540K (ZIP area) | $535K (ZIP area) |
| Active Listings | 227 (ZIP area) | 2,460 | 687 (ZIP area) | 719 (ZIP area) |
| Days on Market | 31 | 21 | 40 | 27 |
| HOA Dues | $40–$100/mo | Varies | $80–$200/mo | $30–$300/mo |
| Established | 1993 | 1953 (incorporated) | 2018 (master plan) | 1978 |
| New Construction | None — built out | Very High (newer plans) | Active — multiple builders | Minimal — built out |
| Guard-Gated | No | Some communities | No | Some enclaves |
| Best For | Affordability · Central access · Value | Families · Safety · Variety | New builds · Modern amenities | Schools · Maturity · Value ladder |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Gibson Springs 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 Gibson Springs Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Gibson Springs Payment
$3,392
Illustrative Monthly Payment
- Principal & Interest$2,581
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$162
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Gibson Springs?
Gibson Road connects directly to the I-215 beltway, and Warm Springs Road gives east-west surface access across central Henderson — most households reach daily errands without a freeway. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, and Gibson Springs' central position typically beats that figure for local destinations.
Drive Times from Gibson Springs
- 5 minGalleria at SunsetSunset Rd / Green Valley Pkwy
- 1-3 minGibson Springs ParkIn-community, Warm Springs Rd
- 5 minCornerstone ParkWigwam Pkwy
- 10 minSt. Rose Dominican Hospital (Siena)I-215 / Eastern Ave
- 10 minWater Street (downtown Henderson)Lake Mead Pkwy east
- 20 minHarry Reid Intl AirportI-215 west → I-15
- 20 minLas Vegas StripI-215 → I-15 north
- 25 minLake Mead (Boulder Beach)Lake Mead Pkwy east
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 Gibson Springs?
Most Gibson Springs purchases close in 30 to 45 days — Nevada closes through escrow, not attorneys. Cash deals close in 7–14 days. Financed buyers add time for appraisal; HOA sections add days for resale-package delivery. The 1993-era stock means inspectors sometimes flag roofs and HVAC — build response time into your offer timeline.
Quick Answer
What down payment do you need to buy in Gibson Springs?
Most Gibson Springs buyers put down 3.5% to 20%. FHA loans allow 3.5% across the community's $350K–$550K price range, conventional loans start at 3% for qualified buyers, and VA loans allow 0% for eligible veterans — a strong advantage given Henderson's military-connected buyer pool. On a $431,000 median sold price, plan roughly $15,085 (3.5%) to $86,200 (20%); entry townhomes near $350,000 need as little as $10,500 FHA down. Jumbo financing does not apply inside this plan.
Gibson Springs FAQ — 18 Answers
What Do Gibson Springs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Gibson Springs?
Across the Gibson Springs ZIP area (89074/89014), the median list price is about $499,000 per Las Vegas REALTORS MLS data, with a $431,000 closed median over the past hundred days. Inside the plan, pricing spans attached townhomes and patio homes from the $350Ks, core single-family homes in the $400Ks, and the largest Gibson Springs Estates four- and five-bedroom homes approaching $550,000. That spread makes it one of Henderson's most accessible established communities.
Is Gibson Springs a good place to live?
Yes — Gibson Springs is one of Henderson's most practical family addresses. Central location puts Galleria at Sunset five minutes away, St. Rose Dominican Hospital about ten, and the I-215 beltway within easy reach via Gibson Road. Low HOA dues of $40–$100 monthly, solid CCSD schools, community parks, and Henderson's citywide safety ranking all favor it — especially for first-time buyers and families who want proven suburban living without the premium price of newer master plans.
What are the best neighborhoods in Gibson Springs?
For families wanting park access: Park View sections adjacent to Gibson Springs Park. For the most affordable entry: Gibson Townhomes from the $350Ks with low-maintenance living. For larger floor plans: Gibson Springs Estates with 2,400–2,800 square feet and four to five bedrooms from the $475Ks. For central convenience: the Gibson Road Corridor sections closest to Galleria at Sunset. The core Gibson Springs Village streets offer the best mix of lot size, maturity, and pricing around $400K.
What is the average days on market in Gibson Springs?
Homes sold across the Gibson Springs ZIP area over the past hundred days took a median of about 30 days from list to accepted offer per Las Vegas REALTORS MLS statistics — and 227 active listings are available across the area right now. Well-priced homes under $430,000 in established family sections move faster; larger Gibson Springs Estates homes and dated originals needing updates sit closer to or above the area median. Pricing to the actual comparable drives speed here.
What are property taxes like in Gibson Springs?
Low by national standards. Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $430,000 purchase, plan around $2,500–$3,000 per year. One Gibson Springs note: the community was built from 1993 through the early 2000s, so long-held homes may carry abated tax bills that reset to current assessed value after sale — verify with the Assessor before budgeting.
Are there HOA fees in Gibson Springs?
Yes, but very modest. HOA dues in Gibson Springs run approximately $40–$100 per month — among the most affordable in Henderson — covering common-area landscaping, community parks, and neighborhood governance. Townhome sections may carry slightly higher fees that include exterior maintenance. There is no guard gate adding to that cost. Always pull the full resale package — dues, reserve study, CC&Rs, and any special-assessment history — during escrow to avoid surprises.
What is the cost of living in Gibson Springs?
Very attainable for Henderson. The ZIP-area median list price near $499,000 sits about $50K below Henderson's citywide $548K median per Las Vegas REALTORS, HOA dues are among the valley's lightest at $40–$100 monthly, and Nevada's zero state income tax stretches every household budget. Day-to-day costs — groceries, utilities, dining — track the rest of Clark County, while Galleria at Sunset, St. Rose Dominican Hospital, and the Henderson civic corridor keep daily errands inside a five-minute radius.
What are the schools like in Gibson Springs?
Gibson Springs feeds into Clark County School District campuses including Fay Herron Elementary (7/10 on GreatSchools), Jack Lund Schofield Middle School (6/10), and Green Valley High School (7/10). Charter options in reach include Doral Academy of Nevada (9/10) and Somerset Academy (8/10), with Henderson International School in the private tier. School zones vary block by block across the community — verify the exact zoning for any specific address before writing an offer, as zone boundaries do not always follow street-level intuition.
Is Gibson Springs a good place for families?
Yes — it's one of Henderson's most consistent family addresses. Gibson Springs Park provides basketball courts, playgrounds, and open green space inside the community; Cornerstone Park a short drive away adds a fishing lake, dog park, and walking trails; and Paseo Verde Park covers a full recreation center and pool. Solid CCSD schools, walkable park paths, HOA-governed streets, and Henderson's citywide top-10 safety ranking create the suburban environment families are looking for at a realistic price.
What is the rental market like in Gibson Springs?
Steady and investor-friendly. Single-family homes in the Gibson Springs ZIP area typically rent for about $1,900–$2,400 monthly, with the low HOA dues of $40–$100 preserving cash flow that tighter-dues communities erode. Entry pricing from the $350Ks gives investors a realistic yield at current rents. The City of Henderson regulates short-term rentals tightly — verify the current rules before underwriting nightly income. Long-term residential rental demand in central Henderson remains consistent given the location and school access.
Is there new construction in Gibson Springs?
No — Gibson Springs finished building out from 1993 through the early 2000s, and the 2,200+ homes are overwhelmingly resale. Occasional turnover brings updated kitchens and renovated baths to market, but there are no active builder phases. Buyers who want new construction near the same price points should compare Henderson's Cadence master plan, which has multiple national builders competing about fifteen minutes east — then weigh new-build warranties against Gibson Springs' mature landscaping, established parks, and proven central location.
What amenities does Gibson Springs offer?
Inside the community: Gibson Springs Park with basketball courts, playgrounds, and walking paths; tree-lined streets with HOA-maintained common areas; and a range of townhome to single-family configurations. Minutes away: Galleria at Sunset (5 min) for major retail and dining, Cornerstone Park (5 min) for fishing and trails, St. Rose Dominican Hospital (10 min), and Henderson's Water Street civic corridor (10 min). The I-215 beltway via Gibson Road connects the whole valley within 20 minutes.
How is the commute from Gibson Springs?
Excellent for central Henderson. Gibson Road connects directly to the I-215 beltway, putting Harry Reid International Airport about 20 minutes away and the Las Vegas Strip roughly 20 minutes via I-215 to I-15. The Galleria at Sunset is five minutes, Water Street district ten, and St. Rose Dominican Hospital about ten minutes via surface streets. Most households handle daily errands — groceries, school drop-off, medical appointments — without touching a freeway, a genuine quality-of-life advantage.
Is Gibson Springs safe?
Yes. Gibson Springs is served 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 community's established, owner-occupied streets and HOA governance keep the residential environment quiet. Within the plan, typical incidents track Henderson's suburban profile — occasional property matters rather than violent crime — making it a comfortable neighborhood for families and individuals alike.
What should I know before buying in Gibson Springs?
Four things move money here. First, vintage: the stock dates to 1993–early 2000s, so roofs, HVAC systems, and water heaters belong in your inspection budget. Second, ZIP overlap: 89074 and 89014 both contain Gibson Springs inventory alongside other communities — pull comparable sales carefully. Third, school-zone boundaries shift at street level — verify before offering if a specific campus matters. Fourth, tax resets: long-held homes re-set to current assessed value after sale. An agent who knows the blocks earns the commission.
What down payment do you need to buy in Gibson Springs?
Most Gibson Springs buyers put down 3.5% to 20%. FHA loans allow 3.5% across the community's $350K–$550K price range, conventional loans start at 3% for qualified buyers, and VA loans allow 0% for eligible veterans — a strong advantage given Henderson's military-connected buyer pool. On a $430,000 median sold price, plan roughly $15,050 (3.5%) to $86,000 (20%); entry townhomes near $350,000 need as little as $10,500 FHA down. Jumbo financing does not apply inside this plan.
What does an HOA cost in Gibson Springs?
Gibson Springs HOA fees run $40–$100 per month — among Henderson's most affordable. Most single-family sections fall in the $40–$70 range, covering common-area landscaping and parks; townhome clusters run closer to $80–$100 and may include exterior-maintenance coverage. There is no mandatory golf or club membership. Always pull the resale package during escrow — dues, reserve study, transfer fees, and any special-assessment history — to verify the exact amount for your specific section.
How long does it take to close on a home in Gibson Springs?
Most Gibson Springs purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling; HOA sections add a few days for resale-package delivery. The community's 1993–2000s vintage stock means inspectors occasionally flag deferred maintenance on roofs, HVAC, and water heaters, so build inspection-response time into your timeline on any original-condition home.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Gibson Springs?
The eight questions Gibson Springs buyers actually search — answered with specifics you can verify: community facts from the City of Henderson, ZIP-area prices from Las Vegas REALTORS MLS data, school ratings from GreatSchools, and property-tax detail from the Clark County Assessor. Check every figure.
Is Gibson Springs part of Henderson?
Yes. Gibson Springs is a standalone established community inside the City of Henderson, with Henderson police, fire, water, and full city services. Addresses say Henderson, NV — "Gibson Springs" is the community name, not a separate municipality, with no parent master plan above it.
What ZIP codes cover Gibson Springs?
Gibson Springs spans ZIPs 89074 and 89014 in central Henderson near Gibson Road and Warm Springs Road. The community sits across both ZIPs, so searching either — or both — returns current inventory. ZIP-level statistics always blend in some neighboring territory from the same postal zone.
Does Gibson Springs have a community pool?
Not a dedicated community pool — the HOA covers parks and common areas rather than a resort-style amenity center. Paseo Verde Park about five minutes away offers a public pool, rec center, and tennis courts through the City of Henderson, and multiple fitness clubs within ten minutes add private-pool access.
How old are homes in Gibson Springs?
Most homes were built from 1993 through the early 2000s by Lewis Homes and subsequent national builders. Expect practical floor plans of 1,200 to 2,800 square feet with two-car garages on fully established streets. Age the inspection accordingly: roofs, HVAC, water heaters, and any pool equipment on 25-to-30-year-old systems need careful review.
Is Gibson Springs walkable?
By Las Vegas standards, moderately. Internal paths connect to Gibson Springs Park and neighboring streets, and Galleria at Sunset is a short drive rather than a walk for most of the community. The plan is fundamentally suburban — most households drive for daily errands. Cornerstone Park and community paths support recreational walking easily.
How far is Gibson Springs from the Strip?
About 10 miles — plan roughly 20 minutes via Gibson Road to the I-215 beltway then I-15 north, depending on time of day. Harry Reid International Airport is similar in distance, also about 20 minutes. The Galleria at Sunset is much closer — five minutes by surface streets.
Is Gibson Springs a good investment?
The fundamentals are solid: a built-out 2,200-home community with no new supply to dilute values, central Henderson location five minutes from Galleria at Sunset, low HOA dues at $40–$100 preserving cash flow, and 227 active ZIP-area listings showing market liquidity. Returns depend on the specific buy price and hold period — as always.
What is the price per square foot in Gibson Springs?
Across the Gibson Springs ZIP area, the median sold price runs approximately $269 per square foot based on recent transactions per Las Vegas REALTORS data — consistent with the $431,000 median sold price against typical 1,200–2,800 square foot floor plans. Gibson Springs Estates larger homes command a slight premium; townhomes and patio homes land at the lower end of the range.
WHY NEVADA REAL ESTATE GROUP
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Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's established communities — Gibson Springs' entry townhomes, family singles, and Gibson Springs Estates homes alike. That depth ranks the team #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Gibson Springs?
Six communities within 30 minutes of Gibson Springs — each card pairs drive time from Gibson Road with median pricing, so you can judge whether a neighboring plan's amenities, newer construction, or stronger school ratings (Green Valley Ranch, Cadence) justify paying above the Gibson Springs $499,999 ZIP-area median.
More Henderson communities
- Grand Legacy
- Green Courts
- Green Valley
- Green Valley Highlands
- Green Valley North
- Green Valley Ranch
- Green Valley South
- Heartland
- Anthem Center
- Anthem Hills
- Sun City Anthem South
- Anthem Village
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Gibson Springs Sections Can You Explore A–Z?
Seven named sections — plus the Henderson parent city — span Gibson Springs' approximately 400 acres. Each is indexed below for orientation; our team can pull current listings, section-specific HOA dues ranging from $40 to $100 monthly, school-zone boundaries, and typical build years on request.
G
- Gibson Road Corridor
- Gibson Springs Estates
- Gibson Springs Park area
- Gibson Springs Village
- Gibson Townhomes
P
- Park View
W
- Warm Springs Area
KEEP LEARNING
What Else Should You Read About Gibson Springs?
These guides extend the research most Gibson Springs buyers do next — understanding the broader Henderson market, comparing established communities, 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 Gibson Springs' ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson community, and side-by-side comparisons in one place.
Read →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Where Does This Gibson Springs 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, and ZIPs 89074/89014 are broader than the Gibson Springs community — so area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active-listing counts for the Gibson Springs ZIP area (89074/89014). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Gibson Springs is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental regulations. 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 safety 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 Gibson Springs area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — Zero state income tax and property tax structure in Nevada. tax.nv.gov
- Clark County GIS — ZIP code boundary data used for community scope framing. clarkcountynv.gov
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).
Updated: September 2026 · Next update: September 15