Top Rated
8/10
8/10Vanderburg ES
Zoned · Green Valley Highlands
K-5680 Students17:1
Green Valley Highlands, Henderson
Green Valley Highlands Homes For Sale
Nevada's #1 team for Green Valley Highlands real estate. Search Henderson's elevated $500K–$1M premium subdivision — valley views, top school zones, resort proximity, and live MLS data across ZIPs 89052 and 89012.
MEDIAN LIST PRICE (ZIP AREA 89052/89012)
$699K
LVR / GLVAR, June 2026
HOMES IN THE PLAN
2,000+
Community records
ESTABLISHED
1998
American Nevada Corporation / Various
DAYS ON MARKET
24
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 Green Valley Highlands at a Glance?
Green Valley Highlands is the elevated 400-acre section of Henderson's Green Valley master plan — 2,000-plus homes built 1998–2006 with terrain rising toward the McCullough Range for valley and Strip views. ZIP area 89052/89012 shows a $698,950 median list price and a 24-day pace per City of Henderson. A premium subdivision inside a proven Las Vegas REALTORS-served master plan.
- The parent plan: Green Valley Highlands is a premium section of Green Valley, Henderson's original 8,400-acre master plan established in 1978 — the Highlands portion built from 1998, adding elevation and views to the proven platform.
- The price ladder: $500K entry single-story homes at the base of the slope through $700K–$1M+ on elevated view lots — the Highlands commands a consistent per-square-foot premium over valley-floor Green Valley sections.
- Schools: Vanderburg Elementary rates 8/10 on GreatSchools; Doral Academy charter rates 9/10. Zone boundaries shift by address across the 400-acre plan — verify before offering.
- Market pace: ZIP-area median DOM of 24 days with 342 active listings in June 2026 — a fast, competitive corridor where well-priced view-lot homes rarely sit through a second weekend.
- City backbone: Henderson police, fire, and city services; Green Valley Ranch Resort five minutes away; The District shopping five minutes; Harry Reid Airport fifteen minutes via I-215.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Green Valley Highlands Homes for Sale?
The Green Valley Highlands ZIP area (89052/89012) carried 342 active listings in June 2026 per Las Vegas REALTORS MLS data — ranging from $500K single-story homes to $1M+ elevated-lot properties. Both ZIPs are shared with Seven Hills, Anthem, and MacDonald Highlands, so figures reflect a broader corridor. Newest Highlands listings appear below, refreshed daily.
PRICE DISTRIBUTION
How Many Green Valley Highlands Homes Sell in Each Price Range?
Median list price across the Green Valley Highlands ZIP area (89052/89012) sits at $698,950 per Las Vegas REALTORS June 2026 MLS data, but the plan spans from $500K entry single-story homes to $1M-plus view-lot properties. The bands below show our modeled split of the area's 342 active listings, accounting for inventory from neighboring Seven Hills and Anthem sharing these ZIPs.
Browse Green Valley Highlands Listings
How Can You Find a Green Valley Highlands Home by Elevation Tier, Lifestyle & Price?
The Green Valley Highlands area's 342 active listings break down into six elevation tiers, two primary 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 89052 and 89012.
Which Green Valley Highlands Sub-Neighborhoods Should You Explore?
The Highlands' 400 acres organize by elevation, orientation, and lot size — each tier has a distinct price profile. The cards below link to the most relevant hub or search so you can see current inventory, price positioning, and lifestyle fit.
View Lots · Premium · $800K+
Upper Highlands
Large Homes · Custom-Feel · $700K+Ridgeline Estates
Strip Views · West-Facing · $600K+Vista Point
Family · Established · $550K+Highlands Village
Trail Access · Active · $525K+Trail Side
Single-Story · Accessible · $500K+Entry Neighborhoods
Full 8,400-Acre Master PlanGreen Valley (parent plan)
Guard-Gated · Golf · CompareSeven Hills (nearby)
By Property Type
By Price Range
Updated daily · 342 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Green Valley Highlands Listings First?
Custom alerts by elevation tier, school zone, price, and beds — no spam, unsubscribe anytime. View-lot Highlands homes in the best school zones go under contract within the first two weekends per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the 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
EDUCATION
9/10
8/10
8/10
8/10
9/10
How Are the Schools in Green Valley Highlands?
Green Valley Highlands is zoned to Vanderburg Elementary (8/10 on GreatSchools), Del E. Webb Middle (7/10), and Coronado High (7/10). Doral Academy of Nevada (9/10) and Somerset Academy (8/10) anchor the charter tier within ten minutes. Zone boundaries shift across the 400-acre plan — verify the exact assignment for any address before you offer.
9/10Doral Academy of Nevada
Charter · Henderson area (10 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (10 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (12 min)
PreK-5400 Students14:1
8/10Pinecrest Academy of Nevada
Charter · Henderson (12 min)
K-6900 Students20:1
9/10Elise L. Wolff ES
Public · Green Valley (some zones)
K-5750 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Green Valley Highlands Families?
According to GreatSchools.org, Green Valley Highlands is zoned to Vanderburg Elementary (8/10) for most addresses, with Doral Academy of Nevada leading the charter tier at 9/10. Coronado High School (7/10) serves the secondary level. 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 | $500,000+ |
| 2 | Vanderburg ES | Public (zoned) | K-5 | 8/10 | Green Valley Highlands | $500,000+ |
| 3 | Somerset Academy | Public charter | K-8 | 8/10 | Henderson area · 10 min | $500,000+ |
| 4 | Del E. Webb MS | Public (zoned) | 6-8 | 7/10 | Green Valley Highlands | $500,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | South Henderson | $500,000+ |
SAFETY & CRIME
Is Green Valley Highlands Safe?
Direct Answer
Yes. Green Valley Highlands 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. Inside the plan, a high homeownership rate of roughly 80%, owner-occupied streets dating to 1998, and engaged neighborhood associations keep typical incidents to standard suburban property matters.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Owner-occupied rate, community recordsHigher than Henderson citywide (~63%)
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Tenure does quiet work in the Highlands: the plan's homes have been owner-occupied for nearly three decades, streets are interior residential rather than arterial cut-throughs, and the Henderson Police Department benefits from a city that funds public safety well above national per-capita norms.
The retail corridors nearby — Green Valley Ranch Resort, The District, and the Galleria at Sunset — see the property incidents typical of any busy shopping zone. Residential blocks in the Highlands proper, one or two streets removed from the main commercial corridors, run significantly quieter.
For buyers who want an additional layer beyond the city safety baseline, several sections of Green Valley's broader plan are gated — including some Legacy Golf Estates enclaves. For most Highlands addresses, standard suburban precautions (lighting, locked vehicles, package management) cover the realistic risk picture.
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 Green Valley Highlands, NV?
The Answer
Green Valley Highlands delivers Henderson's elevated suburban premium: terrain rising toward the McCullough Range foothills for valley and Strip views, top CCSD school zones, Green Valley Ranch Resort five minutes away, and the full Green Valley park-and-trail infrastructure surrounding the 400-acre plan. City of Henderson services cover every street, and Nevada's zero state income tax keeps the relocation math clean.
What is Green Valley Highlands known for?
Green Valley Highlands is known as the elevated, view-lot section of Henderson's original Green Valley master plan — 400 acres and 2,000-plus homes built 1998–2006 with terrain rising toward the McCullough Range, delivering valley-floor and Strip views unavailable in flat-floor Green Valley neighborhoods.
Who should live in Green Valley Highlands?
Move-up families seeking top school zones plus view premiums, California relocators who want elevation at half the coastal price, investors valuing a deep resale market behind a premium address, and downsizers who want single-story homes with Henderson city services and resort proximity without a gated-community price tag.
What is daily life like?
Mornings run the Paseo Verde Trail or walk Cornerstone Park's lake loop; weekends anchor at Green Valley Ranch Resort for dining and entertainment or The District for open-air shopping — and the I-215 puts Harry Reid Airport fifteen minutes from the driveway.
Location
Where Is Green Valley Highlands
Green Valley Highlands occupies the elevated southern sections of the Green Valley master plan in Henderson, Nevada — terrain rising toward the McCullough Range foothills, roughly bounded by Green Valley Parkway and the 89052/89012 ZIP border. About 400 acres, approximately 12 miles southeast of the Strip.
GVR Resort
5
Min
The District
5
Min
Airport
15
Min
Strip
20
Min
Galleria at Sunset
10
Min
Green Valley Highlands
At a Glance$698,950
Median List Price (ZIP area)
$660,000
Median Sold (ZIP area, past 100 days)
342
Active Listings (ZIP area)
24
Days on Market
- Setting
- Elevated premium subdivision, southern Henderson
- Acreage
- ~400 acres
- Homes
- 2,000+
- Established
- 1998
- Developer
- American Nevada Corporation / Various
- Parent Plan
- Green Valley (8,400 acres, est. 1978)
- Guard-Gated
- No — open HOA community
- HOA
- $75–$200/mo
- Price Range
- $500K–$1M+
- Resort Proximity
- GVR Resort & Spa (~5 min)
- Retail
- The District · Galleria at Sunset
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Green Valley Highlands Score?
Green Valley Highlands earns high marks for views, safety, and resort proximity, with honest trade-offs on housing-stock age and the absence of a guard gate. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour of Henderson's premier elevated subdivision.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Owner-heavy, established streets reinforce the safety profile.
Grade B+: Schools
Vanderburg Elementary 8/10 on GreatSchools; Del E. Webb Middle 7/10; Coronado High 7/10. Doral Academy charter at 9/10 adds a strong option five to ten minutes away.
Grade B+: Cost of Living
The $500K–$1M price range is premium for Henderson but deeply discounted vs comparable elevated addresses in coastal California. HOA dues of $75–$200/mo are moderate for the amenity level.
Grade A-: Amenities
Green Valley Ranch Resort five minutes away; The District's 40-plus shops and restaurants the same distance; Paseo Verde Park and Cornerstone Park in-area; Galleria at Sunset ten minutes north.
Grade A-: Outdoor Access
Paseo Verde Trail threads the plan; Cornerstone Park's lake loop and Paseo Verde Park's rec facilities cover daily recreation; Lake Mead's shoreline twenty-five minutes east.
Grade A-: Commute
I-215 beltway access puts the airport fifteen minutes away and the Strip twenty; The District, GVR Resort, and daily errands rarely require a freeway.
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 Green Valley Highlands a good place to live?
Yes — Green Valley Highlands offers the best of Henderson's mature, established platform with the added premium of elevated terrain and views. The plan sits inside the proven Green Valley infrastructure: 8/10 and 9/10-rated school options, Paseo Verde trails, Green Valley Ranch Resort five minutes away, and the I-215 beltway putting the airport fifteen minutes from the driveway. The honest trade-offs: homes built 1998–2006 need inspection diligence on roofs and HVAC, there is no guard gate for buyers who require one, and view premiums require appraisal verification before offer submission. Nevada's zero state income tax sweetens the relocation calculation materially.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Green Valley Highlands?
According to the U.S. Census Bureau QuickFacts for Henderson — the city containing Green Valley Highlands — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 7,000 residents inside the Highlands' 400 acres across approximately 2,200 households, with a homeownership rate near 80%.
The Census does not tabulate Green Valley Highlands separately, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, the demographic skew is noticeably upscale: our closing data shows a concentration of move-up families drawn by the view premiums and school zones, California relocators trading coastal equity for Henderson elevation, and empty-nesters seeking single-story view-lot homes with resort proximity.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~42
vs Clark Co 38
~$465K
vs Clark Co $391K
~80%
vs Clark Co 59%
~33%
vs Clark Co 29%
~30%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Green Valley Highlands is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Green Valley Highlands Area Growing?
Green Valley Highlands itself is essentially built out — the 400-acre plan was completed primarily by 2006 — 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 the Highlands' finite view-lot supply.
331,857Henderson residents (Census)
2,000+Homes in the Highlands plan
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the Highlands, growth means turnover, not expansion: the 2,000-plus homes trade actively in a market where 342 listings are available across the ZIP area as of June 2026. That is the investment logic of a built-out elevated plan — no new view-lot supply can dilute it while every new Henderson resident adds demand pressure on the schools, resort proximity, and commute access the Highlands already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Green Valley Highlands separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Green Valley Highlands Score for Livability?
Green Valley Highlands pairs elevated views, A-grade Henderson safety, and resort proximity with honest trade-offs: 1998–2006 vintage housing needs inspection diligence, there is no guard gate, and view premiums require appraisal verification. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 85A-
Overall Livability
- 80B+
Schools (zoned)
- 90A
Safety
- 72B
Cost of Living
- 86A-
Amenities
- 80B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Green Valley Highlands Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Green Valley Highlands ZIP area (89052/89012) from Las Vegas REALTORS MLS data. ZIPs 89052 and 89012 are broader than the plan — each includes neighboring community inventory. Monthly points are anchored to the 100-day medians; read the level and pace, not single-month wiggles.
Median Sold Price
$632K–$665K monthly band; $660K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
23–31 day monthly range; 24 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~55–60 closings/mo in the broader ZIP area — fast pace for a premium corridor
vs May 2025
Source: Las Vegas REALTORS
24
MEDIAN DAYS ON MARKET
$699K
ZIP-AREA MEDIAN LIST
342
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Green Valley Highlands specialist.
Market Competitiveness
How Competitive Is Green Valley Highlands Right Now?
Green Valley Highlands is a competitive premium market — sold homes across the ZIP area averaged 24 median days over the past hundred days per Las Vegas REALTORS data. Well-priced view-lot homes draw multiple offers quickly; properties lacking view premiums give buyers more room. Built-out elevated-lot scarcity keeps sustained pressure on the competitive end.
68Competitive
- 24 daysMedian days on market (sold, 100d)
- $660KZIP-area median sold (past 100 days)
- 342Active listings (June 2026, ZIP area)
- $315/sqftMedian sold price per sqft
Is Green Valley Highlands Right for You?
Who Should Buy a Home in Green Valley Highlands?
Green Valley Highlands fits a specific premium buyer — elevated terrain, resort proximity, and the Green Valley platform at $500K–$1M, without a guard gate or mandatory golf membership. Six profiles below match lifestyles to elevation tiers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Green Valley Highlands Tier Fits Your Buyer Type?
Move-Up Families
- Elevation premium over valley-floor Green Valley homes
- Vanderburg 8/10 and Doral Academy 9/10 school options
- Paseo Verde trails and Cornerstone Park for weekends
- Verify zone boundaries across the 400-acre plan
California Relocators
- View-lot elevation at $600K–$1M vs $2M+ coastal comparable
- Zero Nevada state income tax vs California's 13.3% max
- GVR Resort five minutes away — borrowed luxury, not club fees
- 3% property-tax cap under NRS 361.471
Luxury & View-Lot Buyers
- Upper Highlands and Ridgeline Estates from the $800Ks
- Valley-floor and Strip views from elevated terrain
- Semi-custom finishes and 3,000-plus sqft floor plans available
- Compare against Seven Hills gates vs open-plan savings
Downsizers & Empty Nesters
- Single-story view homes on the lower slopes from the $500Ks
- GVR Resort and The District — dining and entertainment nearby
- St. Rose Dominican Hospital accessible via I-215
- Compare against dedicated 55+ communities first
Investors
- $2,800–$3,800/mo single-family rents, school-zone quality
- Light HOA at $75–$200/mo keeps monthly drag low
- Built-out view-lot supply — no new competition on elevation
- Henderson short-term-rental rules apply — verify before buying
Commuting Professionals
- I-215 access: airport 15 min, Strip 20 min
- GVR Resort and The District as daily dining anchors
- Daily errands rarely require a freeway
- Water Street downtown Henderson 12 minutes east
Best Fit For
- California relocators — a view-lot elevation address at $600K–$1M versus $2M-plus coastal comparable, zero state income tax, and a 3% property-tax cap on primary residences.
- Move-up families — elevated terrain with valley views, Vanderburg Elementary 8/10 and Doral Academy 9/10 school options, and Cornerstone Park for weekends.
- Luxury view-lot buyers — Upper Highlands and Ridgeline Estates from the $800Ks delivering Strip views and large floor plans without a mandatory club membership.
- Downsizers — single-story view homes on the lower Highlands slopes from the $500Ks with GVR Resort and The District five minutes away.
- Investors — a premium rental tier at $2,800–$3,800/mo with school-zone demand, light HOA, and built-out view-lot scarcity supporting long-run appreciation.
- Commuting professionals — I-215 access giving the airport in fifteen minutes, the Strip in twenty, and daily errands within five minutes of the neighborhood.
Ready to explore homes in Green Valley Highlands? Our team knows every elevation tier, school zone, and view corridor in the plan.
Start Your Home SearchPros
- Elevated terrain with valley-floor and Strip views — the only Henderson subdivision delivering this at $500K–$1M
- Part of Green Valley, Henderson's original 8,400-acre master plan — four decades of stability behind the premium section
- Henderson city services and safety — the city regularly ranks among America's safest large cities per FBI UCR comparisons
- Green Valley Ranch Resort and The District each approximately five minutes away — resort amenities at neighbor prices
- Moderate HOA dues at $75–$200/mo — lighter than gated Henderson alternatives at comparable elevation
- Zero state income tax and a 3% property-tax cap under NRS 361.471 keep long-run carrying costs predictable
- Vanderburg Elementary 8/10 and Doral Academy 9/10 — competitive school options for the price tier
Honest Considerations
- No guard gate — buyers requiring gated entry should compare Seven Hills or Solitude at Seven Hills nearby
- Housing stock built 1998–2006 needs inspection diligence on roofs, HVAC, and water heaters
- View premiums are real but appraisal-sensitive — lenders may not give full credit for view in automated models
- School-zone boundaries shift across the 400-acre plan — the wrong side of a street changes the elementary
- ZIP-area statistics blend Highlands with Seven Hills, Anthem, and MacDonald area inventory — local judgment required
- Extreme summer heat — 105°F-plus stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Green Valley Highlands' Top Sub-Neighborhoods Compare?
A like-for-like comparison of Green Valley Highlands' six elevation tiers — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-tier figures are Nevada Real Estate Group-modeled slices; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Upper Highlands | ~$950,000 | ~$340 | 35 | ~30 | Views · Premium lots |
| Ridgeline Estates | ~$820,000 | ~$325 | 30 | ~40 | Large homes · Custom feel |
| Vista Point | ~$720,000 | ~$310 | 25 | ~55 | Strip views · West-facing |
| Highlands Village | ~$640,000 | ~$295 | 24 | ~80 | Families · Schools |
| Trail Side | ~$590,000 | ~$280 | 22 | ~50 | Trails · Active lifestyle |
| Entry Neighborhoods | ~$530,000 | ~$265 | 22 | ~45 | Entry elevation · Single-story |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89052/89012), not neighborhood level — per-tier medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Elevation Tier Deep Dive
What's Inside Green Valley Highlands' Top Sub-Neighborhoods?
Submarket 1
Upper Highlands
The highest-elevation homes with the most dramatic valley and Strip panoramas. Premium lot positioning and the most desirable addresses in the Highlands — thin inventory means patience is part of the price.
Browse Upper Highlands homes →~$950KMedian Price
35Days on Market
~30Active Listings
~$340Price / Sq Ft
Submarket 2
Ridgeline Estates
Three-thousand-plus square-foot homes on premium lots with a custom-home feel inside a master-planned framework. Move-up buyers who want space and elevation without the bespoke price tag of MacDonald Highlands.
Browse Ridgeline Estates homes →~$820KMedian Price
30Days on Market
~40Active Listings
~$325Price / Sq Ft
Submarket 3
Vista Point
West-facing lots with Strip and sunset views — updated kitchens and contemporary finishes are common here. The tier that draws most California buyers who want the view argument alongside resort proximity.
Browse Vista Point homes →~$720KMedian Price
25Days on Market
~55Active Listings
~$310Price / Sq Ft
Submarket 4
Highlands Village
The Highlands' core family streets — a mix of single-story and two-story homes with mature landscaping and quick access to Paseo Verde Park. The default answer for move-up families who want elevation plus school zones.
Browse Highlands Village homes →~$640KMedian Price
24Days on Market
~80Active Listings
~$295Price / Sq Ft
Submarket 5
Trail Side
Homes backing directly to or one street from the Paseo Verde Trail network — the tier for buyers who will jog and cycle from their driveway daily. Moves the fastest because trail access is a discrete, verifiable amenity.
Browse Trail Side homes →~$590KMedian Price
22Days on Market
~50Active Listings
~$280Price / Sq Ft
Submarket 6
Entry Neighborhoods
Single-story homes at the base of the slope — the Highlands' most accessible price point, carrying the same school zones, trail access, and resort proximity as the tiers above but with less elevation and view.
Browse Entry Neighborhoods homes →~$530KMedian Price
22Days on Market
~45Active Listings
~$265Price / Sq Ft
Submarket 7
Resort & Retail Corridor
The five-minute lifestyle anchor that defines the Highlands' daily quality of life: Green Valley Ranch Resort and Spa for dining, entertainment, and spa services; The District at Green Valley Ranch for walkable open-air shopping and restaurants; and the Galleria at Sunset ten minutes north for a full regional mall — all without Strip traffic.
Browse Resort & Retail Corridor homes →5 minto GVR Resort & The District
40+Shops & Restaurants at The District
15 minto Harry Reid Airport
20 minto the Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Highlands
tier fits your budget?
BY ZIP CODE
What Does the Green Valley Highlands Market Look Like Across ZIPs 89052 and 89012?
Green Valley Highlands spans two Henderson ZIPs shared with neighboring plans — 89052 with Seven Hills and Anthem, 89012 with MacDonald Ranch and MacDonald Highlands. The MLS reports at ZIP level, so each corridor is broader than the Highlands itself. The spread is real: 89052 clears a $698,950 median; 89012 reflects the luxury tier.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89052 | South Henderson — Green Valley Highlands · Seven Hills · Anthem south | $698,950 | ~$315 | 24 | 342 | n/a* |
| 89012 | SE Henderson — MacDonald Ranch · MacDonald Highlands · Highlands border | $1,077,475 | ~$318 | 26 | 326 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Both ZIPs include substantial inventory from neighboring communities beyond Green Valley Highlands' boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Green Valley Highlands Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Green Valley Highlands faster than any brochure: a $698,950 ZIP-area median, 24 median days on market, 2,000-plus homes, and established premium subdivision credentials inside Henderson's original 1978 master plan.
$698,950
Median list price across the Green Valley Highlands ZIP area (89052/89012), June 2026.
Las Vegas REALTORS
$660,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
24
Median days from list to accepted offer — a fast, competitive corridor for a premium subdivision.
LVR / GLVAR, June 2026
~$315
Median sold price per square foot — reflecting the elevation premium above valley-floor Henderson neighborhoods.
Las Vegas REALTORS
2,000+
Homes in the Highlands plan across approximately 400 elevated acres in southern Henderson.
Community records
1998
Year established — built within Green Valley, Henderson's 1978 master plan, adding elevation to a proven platform.
Community records
8/10
GreatSchools rating at Vanderburg Elementary — the zoned campus serving most Highlands addresses.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median of $74,007.
U.S. Census QuickFacts
WHY GREEN VALLEY HIGHLANDS
Why Does Green Valley Highlands Stand Apart From Its Peers?
Green Valley Highlands delivers elevation, top school zones, and resort proximity that Henderson peers cannot match without a gate or golf membership. Each of the five advantages below is tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records.
- Community records / City of Henderson
Elevated terrain inside a proven master plan
Built 1998–2006 within Green Valley, Henderson's original 1978 master plan — the elevation adds views while the parent plan provides four decades of proven stability.
- Community records / Las Vegas REALTORS
View-lot premiums with light HOA dues
Valley and Strip views from elevated lots at $75–$200/mo HOA — meaningfully less than gated Henderson alternatives at comparable elevation.
- City of Henderson
Resort proximity without resort pricing
Green Valley Ranch Resort and Spa and The District are each roughly five minutes away — borrowed amenities at neighbor prices, not membership fees.
- 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 on a premium address.
- Las Vegas REALTORS / GLVAR, June 2026
A deep, liquid market behind a premium address
342 ZIP-area listings and a 24-day median days on market — you can buy, trade up, and sell without betting on thin comps from a niche enclave.
WHY BUY IN GREEN VALLEY HIGHLANDS
What Are the Top 10 Reasons to Buy a Home in Green Valley Highlands?
Green Valley Highlands' case rests on elevation, maturity, and the broader Green Valley platform: the only Henderson subdivision offering valley views, top-rated school zones, and resort proximity at $500K–$1M — all with property taxes capped at 3% annual growth per Nevada Revised Statutes 361.471 and zero state income tax. Ten sourced reasons follow.
Elevated terrain with valley and Strip views
The McCullough Range foothills topography delivers panoramas unavailable in flat-floor Henderson neighborhoods at any price.
Community records
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 — predictable carrying costs on a premium address.
NRS 361.471
Resort and retail within five minutes
Green Valley Ranch Resort and The District deliver dining, entertainment, and daily shopping without Strip traffic.
Community records
Well-rated school zones
Vanderburg Elementary (8/10) zoned; Doral Academy charter (9/10) nearby — competitive Henderson school options without the top-9/10 elementary price premium.
GreatSchools.org
Henderson safety and services
Henderson PD coverage; the city ranks consistently among the safest large U.S. cities per FBI Uniform Crime Reporting comparisons.
FBI Uniform Crime Reporting
Light HOA for the tier
Dues run $75–$200/mo — materially lower than gated Henderson alternatives at comparable elevation and price points.
Community records
Green Valley parent plan infrastructure
Full access to 8,400 acres of parks, trails, retail, and schools established since 1978 — borrowing the platform without buying the flat-floor price.
City of Henderson
Built-out view-lot scarcity
No new elevated lots can be added to a finished plan — every new Henderson resident adds demand to a fixed supply of view-lot inventory.
U.S. Census / City of Henderson
Price range that leaves equity on the table
$500K–$1M buys more elevation in Green Valley Highlands than in any coastal California market at any price.
Las Vegas REALTORS / GLVAR
New Construction
Who Builds New Homes In and Around Green Valley Highlands?
Green Valley Highlands built out primarily between 1998 and 2006 — the 2,000-plus homes are overwhelmingly resale, with virtually no new construction inside the plan. The new-build pipeline sits in neighboring Henderson plans about fifteen to twenty minutes away, where national builders compete on incentives that change monthly. Verify current communities and offers before writing anything.
Family & Move-Up
Lennar
High-volume alternative for buyers wanting new construction near the Highlands elevation range
Move-Up & Luxury
Toll Brothers
Luxury production closest to Green Valley Highlands pricing in nearby Henderson plans
Family & Move-Up
Pulte Homes
Family-oriented new construction near the Highlands corridor
First-Time & Family
KB Home
Personalized new builds below the Highlands entry price for budget-conscious buyers
Family
Richmond American
Value-oriented Henderson construction for buyers who prioritize new over elevation
Outdoor Recreation
What Outdoor Amenities Does Green Valley Highlands Offer?
Mature parks, a trail network, and resort-adjacent recreation — Green Valley Highlands' outdoor life is established, practical, and resort-proximate. The City of Henderson maintains Paseo Verde Park and Discovery Park near the plan; Cornerstone Park's fishing lake sits five minutes south; and the broader Paseo Verde Trail threads directly through the Highlands' streets.
IN-AREA
Paseo Verde Park
~30 acresRec center · Sports · Pool · TennisFree / programs
The closest major park to the Highlands — a recreation center, sports fields, pool, tennis courts, and playground across roughly 30 acres. Morning swim lessons, evening tennis, and weekend ball games are the daily rhythm.
5 MIN S
Cornerstone Park
~25 acresLake fishing · Trails · Dog parkFree
A fishing lake, paved walking loop, dog park, and picnic areas on 25 acres five minutes from the Highlands. The lake circuit is the neighborhood's most popular weekday morning walk.
IN-AREA
Discovery Park
~10 acresPlayground · Sports courts · PicnicsFree
Open space, sports courts, and picnic areas threading the plan. A quick-stop park for after-school runs and weekend family time without driving.
IN-AREA
Paseo Verde Trail Network
Paved pathsWalking · Running · CyclingFree
Paved trail connections threading the Highlands and linking to the broader Green Valley trail system — practical family cycling, morning runs, and evening walks without arterial road crossings.
5 MIN W
Green Valley Ranch Resort & Spa
Resort campusDining · Spa · EntertainmentPublic / resort pricing
Resort dining, spa services, entertainment, and a casino — the Highlands' borrowed weekend amenity, five minutes west via Green Valley Parkway. Residents use it as a neighborhood restaurant complex without driving to the Strip.
5 MIN W
The District at Green Valley Ranch
Open-air centerDining · Shops · EventsFree
40-plus shops and restaurants with fountains, outdoor seating, and a community events calendar. The plan's daily errands and weekend social anchor.
15 MIN SE
Sloan Canyon National Conservation Area
Desert canyonHiking · PetroglyphsFree
Desert canyon hiking with Native American petroglyph panels and Sloan Canyon trail systems about fifteen minutes southeast — the closest true-desert wilderness escape from the plan.
25 MIN E
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking twenty-five minutes east via Lake Mead Parkway.
The Green Valley Highlands Lifestyle
What Does a Weekend in Green Valley Highlands Look Like?
Three everyday moods within five minutes of each other: a morning trail run on the Paseo Verde network, resort brunch at Green Valley Ranch Spa and Resort, and an afternoon at The District's open-air shops — with Henderson's parks system per the City of Henderson threading the whole Highlands together.
~400Master-Planned Acres
1998Year Established
5 minto GVR Resort & The District
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Green Valley Highlands Homes This Weekend?
Most weekends bring open houses across all six Highlands elevation tiers. Timing matters: well-priced view-lot homes in school-zone corridors go under contract within one weekend at the 24-day market pace. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your tour route by elevation tier.
Quick Answer
What does an HOA cost in Green Valley Highlands?
Green Valley Highlands HOA dues run $75 to $200 per month depending on your specific subdivision within the 400-acre plan. That range covers Paseo Verde trail access, neighborhood parks, and common-area maintenance. There is no single master association — rates are subdivision-specific. Always request the resale package during escrow: dues, reserve fund balance, pending assessments, and CC&Rs. The moderate fee structure is one of the Highlands' competitive advantages over gated alternatives like Seven Hills at comparable elevation.
Moving to Green Valley Highlands
Should I Move to Green Valley Highlands?
California households discover monthly that the elevated view-lot address priced above $1M at home is attainable in Henderson for $600K–$900K. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — a single line item that often covers three or more years of HOA dues at the Highlands rate.
Why California Buyers Are Choosing Green Valley Highlands
The tax math is the opening move: 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. Green Valley Highlands adds the elevation argument coastal California cannot answer at the price: lots rising toward the McCullough Range foothills with valley-floor and Strip views, attached to a proven 1998-vintage master plan with top-rated school zones and an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences.
At a $900,000 budget, Los Angeles buyers are looking at a modest condo in a mid-tier neighborhood with a ninety-minute commute. That same budget in Green Valley Highlands secures a four-bedroom view-lot home in Henderson's most established elevated subdivision, zoned to well-rated CCSD schools — with Green Valley Ranch Resort five minutes away, The District's shops and restaurants five minutes in the same direction, and the I-215 beltway putting the airport fifteen minutes from the driveway.
According to Las Vegas REALTORS, the median list price across the Green Valley Highlands ZIP area (89052/89012) is $698,950. 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 Vanderburg Elementary at 8/10 and Doral Academy at 9/10 for the area.
Green Valley Highlands runs on healthcare, retail, and Henderson's city employment base: St. Rose Dominican Hospital and the Henderson municipal campus anchor the job corridor, while Green Valley Ranch Resort and Spa, The District at Green Valley Ranch, and the Galleria at Sunset provide daily employment and lifestyle retail within ten minutes of the neighborhood.
Cost of Living Snapshot — Green Valley Highlands vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across every major category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips most dramatically for move-up families is the view-lot premium: what costs $2M+ for an elevated, view-lot address in Los Angeles runs $700K–$1M in Green Valley Highlands.
| Metric | Green Valley Highlands, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $698,950 | ~$1.1M+ for comparable elevation |
| View-Lot Entry Point | $700Ks (elevated with valley views) | $2M+ typical (coastal/hillside) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 15 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Green Valley Highlands Rental Market — Rent vs. Own
Single-family homes in the Highlands typically rent for $2,800–$3,800 monthly, with top-floor view properties and school-zone addresses commanding the highest premiums. Vacancy runs low: Henderson's safety profile and top CCSD school zones attract long-tenured professional tenants. Short-term rentals are tightly regulated by the City of Henderson — read the ordinance before underwriting nightly income on an elevated-lot property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking and BLS Consumer Price Index
Already planning a move to Green Valley Highlands? Our team specializes in out-of-state relocation — virtual elevation-tier tours, school-zone guidance, off-market access, and closing coordination without repeated flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Green Valley Highlands in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Green Valley Highlands buyers follow. 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 elevation tier and set a budget
Decide which Highlands you're buying: $500K–$550K entry single-story homes at the base, $550K–$700K Highlands Village family streets, $700K–$850K Vista Point view lots, or $850K-plus Upper Highlands and Ridgeline Estates. Each tier carries different view quality, lot size, and HOA profile.
Get pre-approved — view-lot-aware
Conventional and jumbo financing both apply across the $500K–$1M range. If a view-premium home is the target, get fully underwritten with a lender who understands appraisal-sensitivity on elevated lots — automated models sometimes undercount view value.
Hire a Green Valley Highlands specialist
Elevation tiers, school-zone boundaries, and HOA subdivisions shift block by block across 400 acres. Work with an agent who knows which streets carry which views, dues, and zone assignments before you tour.
Tour in person or virtually by tier
Walk an entry-slope street, a Highlands Village family block, and an Upper Highlands view lot in one afternoon — the elevation difference is visible and material. Virtual tours work well for out-of-state buyers setting a first shortlist.
Write and negotiate the offer
View-lot homes and top school-zone addresses need clean, fast terms; properties without a view premium reward inspection-based negotiation. Your agent's read on the specific tier sets the strategy.
Inspection, HOA docs & appraisal
Age the diligence to the 1998–2006 stock: roof, HVAC, water heater, and pool equipment on every home; confirm view-premium support in the appraisal before removing the financing contingency.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, plus a few days for HOA resale-package delivery on your specific subdivision.
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. Green Valley Ranch Resort is five minutes away for the first welcome dinner.
ECONOMY & JOBS
What Drives the Green Valley Highlands Economy?
Green Valley Highlands runs on Henderson's economic base — healthcare, resort hospitality, and diversified retail. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and Henderson incomes average roughly 20% above the Clark County median. Green Valley Ranch Resort, The District, and St. Rose Dominican anchor local employment within ten minutes.
$88,654Median household income, HendersonU.S. Census QuickFacts
~$110KEst. Highlands median income (community records)Premium-tier subdivision skew vs Henderson citywide
40+Shops & restaurants at The DistrictCommunity records
15 minTo airport and major employment corridorsVia the I-215 beltway
Top Green Valley Highlands-Area Employers
- Green Valley Ranch Resort and SpaResort-scale dining, spa, entertainment, and casino — the Highlands' primary hospitality employer five minutes west
- St. Rose Dominican HospitalMajor healthcare employer accessible via I-215 — anchors medical employment for the south Henderson corridor
- The District at Green Valley Ranch40-plus retail, dining, and service businesses in the open-air center five minutes from the Highlands
- Galleria at Sunset corridorRegional mall and Sunset Road retail employment strip ten minutes north
- City of HendersonMunicipal campus and city services eleven minutes east — one of Henderson's largest public employers
- Clark County School District (area campuses)Vanderburg Elementary and Del E. Webb Middle School directly serving the Highlands' school zone
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Green Valley Highlands Compare to Seven Hills, Green Valley Ranch & MacDonald Ranch?
If you're weighing Green Valley Highlands against the valley's other established premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Highlands wins on views-per-dollar versus valley-floor Green Valley; Seven Hills wins on guard gate; MacDonald Ranch wins on proximity to ultra-luxury. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Green Valley Highlands | Seven Hills | Green Valley Ranch | MacDonald Ranch |
|---|---|---|---|---|
| Median List Price (ZIP area) | $698,950 (89052/89012) | $698,950 (89052, shared) | ~$600K (89014/89074) | ~$1.08M (89012, shared) |
| Active Listings (ZIP area) | 342 (89052/89012) | 342 (89052, shared) | ~550 (89014/89074) | 326 (89012, shared) |
| Days on Market | 24 | ~28 (estimate) | ~27 | 26 |
| Guard-Gated | No | Yes (most sections) | No | Some sections |
| HOA Range | $75–$200/mo | $150–$350/mo (est.) | $60–$180/mo | $100–$300/mo |
| Established | 1998 (within Green Valley 1978) | 1996 | 1990s–2000s | 1990s |
| Views | Valley + Strip (elevated lots) | Valley + Rio Secco golf | Valley floor (limited) | Mountain + valley |
| Best For | Views · Light HOA · Resort Proximity | Gates · Golf · Security | The District · Newer Stock | Mountain views · Near MacDonald Highlands |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. All ZIP-area figures are broader than any single community. Last updated June 2026.
Cost of Ownership
What Will Green Valley Highlands Cost You Each Month?
A $698,950 ZIP-area-median Green Valley Highlands purchase runs about $4,968 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the Highlands corridor, and budget the $75–$200 monthly HOA tiers that make the plan light for its elevation and amenity level.
Payment Estimator
Estimate Your Green Valley Highlands Payment
$5,153
Estimated Monthly Payment
- Principal & Interest$4,185
- Property Tax$355
- Insurance$150
- HOA$200
- PMI$262
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 Green Valley Highlands Right Now?
School-zone and view-lot demand keeps Highlands rents firm at $2,800–$3,800/mo for single-family homes. At current rates, the monthly ownership premium narrows once equity and tax effects are counted — and a built-out elevated plan with fixed view-lot supply tilts the 5-plus year math toward owning.
OWN (10% DOWN, 7%)
$4,968 / mo
- Principal & Interest
- $4,196
- Property Tax (~0.6%)
- $349
- Homeowners Insurance
- $140
- HOA (subdivision-specific)
- $138
- PMI (10% down)
- $290
5-year net cost:~$193,000
Equity built:~$168,000
RENT (HIGHLANDS MEDIAN SFR)
$3,300 / mo
- Median Highlands Rent (SFR)
- $3,300
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$204,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Green Valley Highlands home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $168,000 in equity (including the down payment) while the renter accumulates nothing. A built-out plan with no new elevated-lot supply gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $138/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Elevation Tier
There is no single Green Valley Highlands master association — dues are set subdivision by subdivision across the 400-acre plan, which is why the Highlands runs lighter than most gated Henderson alternatives. Verify the exact dues, reserves, and CC&Rs for your specific address in escrow.
Entry and Trail Side Neighborhoods
$75–$120 / mo
Entry Neighborhoods (lower slope)
$75–$100
Includes:
Common-area landscaping, neighborhood maintenance, Paseo Verde trail access
Trail Side sections
$90–$120
Includes:
Trail corridor maintenance, neighborhood common areas, park access
Highlands Village & Vista Point
$100–$160 / mo
Highlands Village (core family streets)
$100–$150
Includes:
Parks, trails, common-area landscaping, community standards enforcement
Vista Point (west-facing sections)
$110–$160
Includes:
View corridor maintenance, common-area landscaping
Upper Highlands & Ridgeline Estates
$150–$200+ / mo
Ridgeline Estates
$150–$175
Includes:
Larger common areas, enhanced landscaping, elevated-section maintenance
Upper Highlands (premium lots)
$160–$200+
Includes:
Premium common areas, elevated-lot access road maintenance
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Green Valley Highlands?
Green Valley Parkway and the I-215 beltway are each minutes from the Highlands, and the internal street grid keeps most daily errands off arterial roads. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — meaningfully shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Green Valley Highlands
- 5 minGreen Valley Ranch Resort & SpaGreen Valley Pkwy west
- 5 minThe District at Green Valley RanchGreen Valley Pkwy west
- 10 minGalleria at SunsetSunset Rd north
- 12 minWater Street (downtown Henderson)Sunset Rd east
- 15 minHarry Reid Intl AirportI-215 west
- 20 minLas Vegas StripI-215 → I-15 north
- 25 minDowntown Las VegasI-515 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 Green Valley Highlands?
Most Green Valley Highlands purchases close in 30 to 45 days — Nevada closes through escrow companies, not attorneys. Cash closes run 7–14 days. Financed buyers need time for appraisals supporting view-lot premiums, HOA resale-package delivery, and inspection response on 1998–2006 vintage homes. At a 24-day median pace, be fully underwritten before your first tour.
Quick Answer
What Down Payment Do You Need to Buy in Green Valley Highlands?
Most Green Valley Highlands buyers put down 10% to 20%. The $500K–$1M range spans conventional and jumbo territory — FHA's 2026 conforming limit covers the lower range, VA loans allow 0% for eligible veterans at any price, and jumbo financing enters above the conforming cap. On a $699,000 ZIP-area-median purchase, plan $69,900 (10%) to $139,800 (20%). A larger down payment meaningfully reduces the monthly payment and can improve appraisal outcomes on view-premium properties.
Green Valley Highlands FAQ — 18 Answers
What Do Green Valley Highlands Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Green Valley Highlands?
Green Valley Highlands homes range from about $500,000 for well-maintained single-story models to over $1 million on premium elevated lots with valley views. Across the broader ZIP area (89052/89012), the median list price is $698,950 per Las Vegas REALTORS data — driven partly by Seven Hills and MacDonald Highlands inventory sharing those ZIPs. Inside the plan, $650K–$850K is the typical sweet spot for move-up buyers.
Is Green Valley Highlands guard-gated?
No — Green Valley Highlands is an open, HOA-governed neighborhood within the broader Green Valley master plan. There is no staffed gate. Henderson's police department ranks the city consistently among the top-ten safest large U.S. cities in FBI Uniform Crime Reporting comparisons, and four decades of owner-occupied streets add natural security. Buyers who want elevation plus gating can cross-shop Seven Hills nearby.
What views do homes in Green Valley Highlands offer?
Many lots benefit from terrain rising toward the McCullough Range foothills, delivering valley-floor, Strip-skyline, and mountain panoramas. That elevation sets the Highlands apart from the flat valley-floor Green Valley neighborhoods and supports the per-square-foot premium the section commands. View quality varies lot by lot — tour at dusk and from the upper floor before placing elevated-view weight in your offer price.
What ZIP codes cover Green Valley Highlands?
Green Valley Highlands spans ZIP codes 89052 and 89012 in the elevated southern section of Green Valley, Henderson. Both ZIPs are shared with neighboring plans — 89052 with Seven Hills and Anthem, 89012 with MacDonald Ranch and MacDonald Highlands — so area-level statistics blend inventory from those communities. The plan's approximately 400 acres and 2,000-plus homes sit on the southern end of the Green Valley footprint.
What schools serve Green Valley Highlands?
Green Valley Highlands is zoned to Clark County School District campuses including Vanderburg Elementary (8/10 on GreatSchools), Del E. Webb Middle School (7/10), and Coronado High School (7/10). Doral Academy of Nevada (9/10) and Somerset Academy (8/10) anchor the charter tier. Henderson International School serves the private option. School zone assignments vary by address — verify the exact zoning for any parcel before you submit an offer.
What are HOA fees in Green Valley Highlands?
HOA dues in Green Valley Highlands typically run $75 to $200 per month, covering the Paseo Verde trail network, neighborhood parks, and common-area maintenance that defines the Green Valley lifestyle. That is a moderate fee for access to the most established amenity infrastructure in Henderson. Rates vary by subdivision within the Highlands, so request the full resale package — dues, reserve study, and assessment history — during escrow.
How does Green Valley Highlands compare to Seven Hills?
Green Valley Highlands offers elevated Henderson living at price points generally below Seven Hills, trading the guard gate and Rio Secco golf for the broader Green Valley amenity package — Paseo Verde trails, multiple parks, top school zones, and The District's walkable retail five minutes away. Both neighborhoods sit on elevated terrain with views. If a staffed gate and golf-course frontage justify a premium, tour Seven Hills; if amenity breadth per dollar matters more, the Highlands is the stronger value.
Is Green Valley Ranch Resort near Green Valley Highlands?
Yes — Green Valley Ranch Resort and Spa sits roughly five minutes away via Green Valley Parkway, with resort dining, spa services, entertainment, and casino gaming. The District at Green Valley Ranch is the same distance for walkable open-air shopping and restaurants. Having both within five minutes is a real lifestyle premium — weekend amenities without Strip traffic or a long commute — and it strengthens long-run resale demand in the Highlands.
What are the best sub-neighborhoods within Green Valley Highlands?
The Highlands' roughly 400 acres break into tiers by elevation, lot size, and orientation. Upper Highlands lots deliver the strongest valley and Strip views; Ridgeline Estates offers 3,000-plus square-foot homes with a custom-home feel; Vista Point provides west-facing sunset and Strip sight lines; Trail Side homes back directly to the Paseo Verde path network. Entry neighborhoods at the base of the slope give buyers the school zones and parks at the plan's most accessible pricing, from the $500Ks.
What are property taxes like in Green Valley Highlands?
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 an $800,000 Highlands purchase, plan approximately $4,800–$5,600 per year. One note: long-held homes often carry abated bills that reset after sale. Verify the post-sale tax figure with the Assessor before finalizing your monthly budget.
What outdoor amenities does Green Valley Highlands offer?
Paseo Verde Park anchors the Highlands' immediate recreation options with a recreation center, sports fields, pool, tennis courts, and a playground on roughly 30 acres. Cornerstone Park adds a fishing lake, walking trails, and a dog park five minutes away. Discovery Park provides open space and sports courts. The broader Paseo Verde Trail network threads directly through the Highlands and connects to Green Valley's full park system — practical for morning runs and family cycling, not just weekend recreation.
What is the rental market like in Green Valley Highlands?
Single-family homes in the Highlands typically rent for $2,800–$3,800 monthly depending on size, elevation, and view quality, with school-zone demand anchoring tenant quality. The 2,000-plus-home plan is large enough to support a liquid rental market while being exclusive enough to maintain premium rents. Investors value the equation: Henderson's safety profile, top-rated school zones driving tenant demand, and light HOA dues of $75–$200 monthly against a $500K–$1M acquisition cost.
Is Green Valley Highlands a good investment?
The fundamentals support it: a built-out plan with no new supply competing on elevated view lots, top school zones anchoring resale and rental demand, and the broader Green Valley master plan's 35,000-home liquidity behind it. The ZIP-area median sold price is $660,000 per Las Vegas REALTORS data, and the 24-day median days on market reflects a fast-moving corridor. Returns depend on the specific lot, buy price, and hold horizon — view premiums add upside but need appraisal verification.
How is new construction availability in Green Valley Highlands?
Green Valley Highlands built out primarily between 1998 and 2006, so the market is nearly all resale. Occasional lot-splits and custom teardowns trade, but the 2,000-plus homes are overwhelmingly established inventory. Buyers who want new construction with Green Valley proximity typically look at Cadence, Inspirada, or south Henderson plans about fifteen minutes away, then weigh new-build warranties against the Highlands' mature landscaping, proven school zones, and elevated lots that newer plans cannot replicate.
What should I know before buying in Green Valley Highlands?
Four things move real money here. First, elevation premium: lot position and view quality drive as much price variation as home size — tour multiple streets before anchoring on a number. Second, school-zone boundaries: Vanderburg versus neighboring zones can shift by one street and affect resale. Third, tax reset: long-held homes re-assess to current value after sale — run the Clark County Assessor's post-sale projection before setting your budget. Fourth, HOA variance: dues run $75–$200 monthly by subdivision; confirm the exact figure in escrow.
What down payment do you need to buy in Green Valley Highlands?
Most Green Valley Highlands buyers put down 10% to 20%. The $500K–$1M price range means conventional loans dominate — FHA's 2026 conforming limit of $806,500 covers the lower-mid range, and VA loans allow 0% for eligible veterans at any price. On an $800,000 purchase, plan $80,000 (10%) to $160,000 (20%) for a conventional loan, with jumbo financing entering the picture above the conforming limit. A larger down payment reduces the monthly payment on elevated-price Highlands homes meaningfully.
What does an HOA cost in Green Valley Highlands?
Green Valley Highlands HOA dues run $75 to $200 per month depending on the specific subdivision within the Highlands' 400 acres. That range covers Paseo Verde trail access, neighborhood parks, and common-area maintenance. There is no single master association billing every household — rates are subdivision-specific. Always request the resale package during escrow: dues, reserve fund balance, pending assessments, and CC&Rs. The moderate fee is one of the Highlands' competitive advantages over gated alternatives like Seven Hills.
How long does it take to close on a home in Green Valley Highlands?
Most Highlands 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 build in time for appraisals that must support view-lot premiums, HOA resale-package delivery adds a few days, and homes built 1998–2006 warrant full inspection response time. The 24-day median days on market means well-priced Highlands homes move quickly — have financing fully underwritten before you tour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Green Valley Highlands?
These are the eight questions Green Valley Highlands buyers type into Google and AI assistants most — answered with verifiable specifics from the City of Henderson, Las Vegas REALTORS pricing data, and GreatSchools ratings. Each answer links to the primary source so you can confirm every figure.
Is Green Valley Highlands part of Las Vegas or Henderson?
Henderson. Green Valley Highlands is a subdivision within the City of Henderson — Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV 89052 or 89012. The name refers to the elevated section of the Green Valley master plan, not a separate municipality.
What ZIP codes cover Green Valley Highlands?
Green Valley Highlands spans 89052 and 89012 in the elevated southern section of Henderson. Both ZIPs are shared with neighboring communities — 89052 includes Seven Hills and Anthem; 89012 includes MacDonald Ranch and MacDonald Highlands — so ZIP-level statistics always reflect a broader corridor.
Is Green Valley Highlands the same as Green Valley?
No — Green Valley Highlands is a premium elevation-tier subdivision within the broader 8,400-acre Green Valley master plan. The full Green Valley plan spans multiple sections from the original 1978 neighborhoods to this elevated 1998-vintage Highlands section. The Highlands' terrain, views, and $500K–$1M price range distinguish it from valley-floor Green Valley neighborhoods.
How old are homes in Green Valley Highlands?
Most Highlands homes were built between 1998 and 2006, when American Nevada Corporation and various builders developed the elevated southern sections of Green Valley. Budget inspections accordingly: roofs, HVAC systems, and water heaters on 20-plus-year homes need professional assessment before any offer is finalized.
Does Green Valley Highlands have a community pool?
Most Green Valley Highlands HOA dues do not include a private community pool — amenities are the parks and trails of the broader Green Valley system, including the Paseo Verde Park rec center pool a few minutes away. Green Valley Ranch Resort's pool complex is five minutes by car. Some individual subdivisions within the Highlands may include pool amenities — verify for your specific address.
Is Green Valley Highlands walkable?
By Las Vegas standards, moderately: the Paseo Verde Trail threads directly through the plan, connecting to parks and Green Valley's broader trail system, and The District is five minutes by car. Most households drive for groceries and daily errands — the Highlands is a suburban plan, not an urban one, despite the trail access.
How far is Green Valley Highlands from the Strip?
About 12 miles — plan roughly 20 minutes via the I-215 beltway to I-15, depending on time of day. Harry Reid International Airport is closer, about 15 minutes up the I-215. Green Valley Ranch Resort and The District are each five minutes away by car.
Is Green Valley Highlands a good investment?
The fundamentals support it: a built-out plan with no new elevated-lot supply, school-zone demand anchoring resale and rental values, light HOA dues relative to the premium-tier price, and the broader Green Valley plan's liquidity behind it. Returns depend on the specific tier, lot position, and buy price — view premiums need appraisal verification to confirm supportable value.
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 — Green Valley's elevated Highlands sections, school-zone streets, view-lot estates, and resort-proximate homes. That depth ranks the team #1 in Nevada.
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Across 6,225+ closed transactions
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Founded by Chris Nevada · License S.181401
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TEAM IN NEVADA
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Want to Talk to a Green Valley Highlands Real Estate Expert?
6,225+ transactions. $4.1B+ in volume. Chris Nevada and the Nevada Real Estate Group have closed thousands of Henderson deals since 2009 — in a 400-acre plan where elevation tier, school zones, and view quality shift block by block, knowing the blocks matters. Call (702) 637-1759 or tell us your criteria.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Green Valley Highlands?
Compare Green Valley Highlands with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading the Highlands' elevation for a guard gate, newer construction, or a lower price actually buys you more home for the money.
5 MIN W
Green Valley Ranch
~$600K (ZIP area)
5 min from Green Valley Highlands
View Green Valley Ranch →10 MIN SE
MacDonald Ranch
~$1.08M (89012, shared)
10 min from Green Valley Highlands
View MacDonald Ranch →A–Z INDEX
Which Green Valley Highlands Sub-Neighborhoods Can You Explore A–Z?
Six named elevation tiers fill the 400-acre Highlands plan — from entry single-story neighborhoods at the base of the slope to Upper Highlands view-lot streets near the McCullough Range foothills. Dedicated tier pages are rolling out; our team can pull current listings, HOA dues, and school-zone assignments for any specific address on request.
E
- Entry Neighborhoods (lower slope)
H
- Highlands Village
- Henderson (parent city)
R
- Ridgeline Estates
T
- Trail Side
U
- Upper Highlands
V
- Vista Point
KEEP LEARNING
What Else Should You Read About Green Valley Highlands?
These guides extend the research most Green Valley Highlands 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 Green Valley Highlands' 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 Green Valley Highlands Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level — ZIPs 89052 and 89012 are broader than the Highlands, including Seven Hills, Anthem, MacDonald Ranch, and MacDonald Highlands. Area statistics are labeled accordingly; per-tier figures are modeled estimates. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, price per sqft, and closing counts for the Green Valley Highlands ZIP area (89052/89012). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Green Valley Highlands is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules for Green Valley Highlands. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for the Highlands. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — a key carrying-cost advantage for Highlands owners. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates; the basis for Henderson's top-ten safest large-city rankings. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas–Henderson MSA. bls.gov
- GreatSchools.org — K-12 school ratings for Vanderburg Elementary, Del E. Webb Middle School, Coronado High School, and Doral Academy. greatschools.org
- Nevada Report Card — State accountability data cross-checking GreatSchools ratings for Green Valley Highlands-area campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. 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