School-Driven Families
- Nate Mack and Elise L. Wolff zones — both 9/10
- Green Valley South and Paseo Verde corridor
- Discovery and Paseo Verde parks for weekends
- Verify zone boundaries block by block before offering
Green Valley, Henderson
Green Valley Homes For Sale
Nevada's #1 team for Green Valley real estate. Search Henderson's original master plan — entry condos, family homes in top school zones, Legacy golf estates, and guard-gated Green Valley Highlands — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89014/89074/89052)
$439K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE MASTER PLAN
35,000+
Community records
ESTABLISHED
1978
American Nevada Corporation
DAYS ON MARKET
46
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 12, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Green Valley at a Glance?
Green Valley is Henderson’s original master plan — 8,400 acres and 35,000+ homes begun in 1978, with full City of Henderson services — and the surrounding ZIP area (89014/89074/89052) shows a $439,000 median list price and 27-day market pace per Las Vegas REALTORS. The takeaways below unpack the valley’s most established address.
- The original: begun in 1978 by American Nevada Corporation — the master plan that built Henderson’s residential reputation, now 35,000+ homes across 8,400 acres.
- The price ladder: $350K original-section condos through $400K–$600K family homes to $800K–$3M+ in Green Valley Highlands and Legacy golf estates.
- Schools: zoned Nate Mack and Elise L. Wolff Elementary both rate 9/10 on GreatSchools — zone boundaries shift block by block, so verify before offering.
- Liquidity: 422 ZIP-area closings in the past 100 days at a 27-day median — a deep, fast resale market, not a niche one.
- City backbone: Henderson police, fire, and services, with the Galleria five minutes, the airport fifteen, and the Strip about twenty away.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Green Valley Homes for Sale?
The Green Valley ZIP area (89014/89074/89052) carried 719 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning $350K condos in the original neighborhoods to $3M+ estates in guard-gated Green Valley Highlands. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Green Valley Homes Sell in Each Price Range?
Median list price across the Green Valley ZIP area (89014/89074/89052) sits at $439,000 per Las Vegas REALTORS September 2026 MLS data, but the plan spans every rung: original-section condos from $350K to $3M+ Green Valley Highlands estates. The bands below show our modeled split of the area’s 719 active listings.
Browse Green Valley Listings
How Can You Find a Green Valley Home by Type, Lifestyle & Price?
The Green Valley area’s 719 active listings break down into six signature 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 89014, 89074, and 89052.
Which Green Valley Neighborhoods Should You Explore?
Dedicated neighborhood pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the plan.
Newer Phase · The District · Resort
Green Valley Ranch
Family · Established · Top SchoolsGreen Valley South
Guard-Gated · Luxury · Elevated LotsGreen Valley Highlands
Golf-Course Homes · Semi-CustomLegacy Golf Estates
Entry · Family · ParksSilver Springs
Classic 1978+ · Large LotsOriginal Green Valley
Parks · Trails · School ZonesPaseo Verde Corridor
Condos · Walkable RetailThe District Condo Corridor
By Property Type
By Price Range
Updated daily · 171 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Green Valley Listings First?
Custom alerts by neighborhood, school zone, price, and beds — no spam, unsubscribe anytime. Homes in the 9/10-rated elementary zones routinely 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
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 Green Valley, NV?
The Answer
Green Valley delivers Henderson’s most established suburban living: 8,400 master-planned acres begun in 1978, tree-lined streets, top-rated CCSD school zones, the Legacy Golf Club, and The District at Green Valley Ranch nearby. City of Henderson services cover every street, and Nevada’s zero state income tax keeps relocation budgets honest.
What is Green Valley known for?
Green Valley is known as Henderson’s original master-planned community — the 1978 American Nevada Corporation development that established the city’s residential reputation — plus top-rated schools, mature tree-lined streets, and The District’s open-air retail.
Who should live in Green Valley?
It fits school-driven families, first-time buyers entering from the $350Ks, move-up buyers eyeing Legacy golf or guard-gated Green Valley Highlands, downsizers wanting single-story originals, and investors who value a deep, liquid resale market.
What is daily life like?
Mornings run the Pittman Wash Trail or Discovery Park, errands stay inside the plan — Galleria, The District, St. Rose Dominican — and the I-215 puts the airport fifteen minutes from the driveway.
Location
Where Is Green Valley
Green Valley anchors central-west Henderson between the I-215 beltway and Sunset Road, stretching south from the Las Vegas border toward the Anthem foothills. About 8,400 acres. Roughly 10 miles from the Strip.
Galleria
5
Min
Water Street
12
Min
Airport
15
Min
Strip
20
Min
Lake Mead
20
Min
Green Valley
At a Glance$439,000
Median List Price (ZIP area)
$503,000
Median Sold (past 100 days)
171
Active Listings (ZIP area)
46
Days on Market
- Setting
- Established master plan, central Henderson
- Acreage
- ~8,400 acres
- Homes
- 35,000+
- Established
- 1978
- Developer
- American Nevada Corporation
- Neighborhoods
- 6 signature districts
- Golf
- Legacy Golf Club (public 18)
- Retail
- The District · Galleria at Sunset
- Sunshine
- 300 days/year
- Schools
- Top-rated CCSD + charters
- Guard-Gated
- Green Valley Highlands
- Distance to Strip
- ~20 min
Quick Answer
Is Green Valley a good place to live?
Yes — by most family-suburb measures, it is Henderson’s benchmark. Green Valley pairs 9/10-rated elementary zones and four decades of mature, tree-lined streets with The District’s retail, three signature parks, and an I-215 commute that puts the airport fifteen minutes away. Pricing spans $350K condos to $3M+ estates, so households rarely outgrow it. The honest trade-offs: older housing stock demands inspection diligence, and buyers wanting new construction must look to neighboring plans. Nevada’s zero state income tax sweetens every relocation.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Green Valley?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Green Valley — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 85,000 of those residents inside the plan itself, across about 35,000 households.
The Census does not break Green Valley out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows a blend of long-tenured original owners, school-driven families clustering around the 9/10-rated elementary zones, downsizers buying single-story originals, and a steady stream of California relocators.
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 (Green Valley is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Green Valley Area Growing?
Green Valley itself finished growing decades ago — the plan has been essentially built out since the mid-2000s — 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 Green Valley’s finite resale stock.
331,857Henderson residents (Census)
35,000+Homes in the Green Valley plan
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means turnover, not expansion: 422 ZIP-area closings in the past 100 days show how actively the established stock trades. That is the investment logic of a built-out master plan — no new supply can dilute it, while every new Henderson resident adds demand for the schools, parks, and commute Green Valley already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Green Valley separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Green Valley Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Green Valley ZIP area (89014/89074/89052) from Las Vegas REALTORS MLS data. Scope honesty first: these three ZIPs are broader than the plan 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
$480K–$510K monthly band; $503K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
25–33 day monthly range; 27 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~125/mo recent pace — 422 ZIP-area closings in the past 100 days
vs September 2025
Source: Las Vegas REALTORS
The long view: Henderson's median sold price rose 114% between 2014 ($230,000) and 2026 ($492,709), across 49,400 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
46
MEDIAN DAYS ON MARKET
$535K
ZIP-AREA MEDIAN LIST
171
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Green Valley specialist.
Market Competitiveness
How competitive is Green Valley right now?
Green Valley is a brisk, deep market — sold homes across the ZIP area averaged 27 median days over the past hundred days per Las Vegas REALTORS data, on 422 closings. Well-priced homes in 9/10 school zones draw multiple offers in the first two weekends; dated originals needing work give buyers leverage.
64Somewhat Competitive
- 27 daysMedian days on market (sold, 100d)
- 422ZIP-area closings, past 100 days
- 719Active listings (June 2026)
- ~125/moTypical closings per month
Is Green Valley Right for You?
Who Should Buy a Home in Green Valley?
Green Valley isn’t one-size-fits-all — it’s six signature districts spanning $350K original-section condos to $3M+ Green Valley Highlands estates, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Green Valley Neighborhoods Fit Your Buyer Type?
First-Time Buyers
- Condos and originals from the $350Ks
- FHA 3.5% and conventional 3% down both work here
- Light HOA dues protect the monthly budget
- Inspection diligence on 1980s-era systems
Move-Up & Luxury Buyers
- Green Valley Highlands — guard-gated, elevated lots
- Legacy Golf Estates fairway frontage
- Custom and semi-custom stock from the $800Ks
- Trade up without leaving your school zone
Downsizers & Empty Nesters
- Single-story originals on large lots
- Errands, healthcare, and dining inside the plan
- St. Rose Dominican Hospital minutes away
- Compare against dedicated 55+ communities first
Investors
- $2,100–$2,900 single-family rents, minimal vacancy
- Deep 35,000-home resale market stays liquid
- School zones drive tenant quality and retention
- Henderson short-term-rental rules are strict — plan long-term
Commuting Professionals
- I-215 spine: airport 15 min, Strip 20
- Downtown Las Vegas about 25 minutes
- St. Rose, The District, and Galleria job centers in-plan
- Errands rarely require a freeway
Best Fit For
- California relocators — a top-school suburb at half the coastal price, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven families — two zoned 9/10 elementaries, an 8/10 middle school, and parks built into every neighborhood.
- First-time buyers — genuine entry points from the $350Ks with light HOA dues and FHA-friendly pricing across most of the plan.
- Move-up buyers — Green Valley Highlands and Legacy golf estates let you trade up to $3M+ without changing your kids’ schools.
- Downsizers — single-story originals on mature lots with healthcare, retail, and dining inside the plan.
- Investors — a deep, liquid 35,000-home market with steady rents and school-zone tenant demand.
Ready to explore homes in Green Valley? Our team knows every neighborhood, school zone, and golf-frontage street in the plan.
Start Your Home SearchPros
- Henderson’s original master plan — four decades of proven stability since 1978
- Two zoned 9/10 GreatSchools elementaries (Nate Mack, Elise L. Wolff) plus an 8/10 middle school
- Henderson city services and safety — a city regularly ranked among America’s safest large cities per FBI UCR comparisons
- Entry from the $350Ks — below Henderson’s $548K citywide median
- Among the lightest HOA structures of any valley master plan ($30–$300/mo by neighborhood)
- The District’s 40+ shops, the Galleria at Sunset, Legacy Golf Club, and three signature parks
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Aging housing stock — much of the plan dates to 1978–1995, so roofs, HVAC, and repipes need inspection diligence
- Almost no new construction — buyers wanting new builds must look to neighboring plans
- School-zone boundaries shift block by block — the wrong side of a street changes the elementary
- Competitive pace in top zones: well-priced homes draw offers within two weekends
- ZIP-area statistics blend Green Valley with neighboring plans — comps demand local judgment
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Green Valley’s Top 6 Neighborhoods Compare?
A like-for-like comparison of Green Valley’s six most-searched neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are NREG-modeled slices of the three-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Green Valley Ranch | ~$600,000 | ~$290 | 27 | ~180 | Newer · The District |
| Green Valley South | ~$520,000 | ~$270 | 26 | ~120 | Families · Schools |
| Green Valley Highlands | ~$1,100,000 | ~$330 | 40 | ~25 | Guard-gated luxury |
| Legacy Golf Estates | ~$750,000 | ~$300 | 35 | ~35 | Golf frontage |
| Silver Springs | ~$450,000 | ~$260 | 25 | ~60 | Entry · Family |
| Original Green Valley | ~$430,000 | ~$250 | 28 | ~110 | Value · Large lots |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89014/89074/89052), not neighborhood level — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What’s Inside Green Valley’s Top Neighborhoods?
Submarket 1
Green Valley Ranch
The plan’s best-known later phase — 1990s–2000s construction, its own parks, and The District’s shops and restaurants downstairs. It carries its own dedicated page with market data scoped to its newer footprint.
Browse Green Valley Ranch homes →~$600KMedian Price
27Days on Market
~180Active Listings
~$290Price / Sq Ft
Submarket 2
Green Valley South
Established family streets feeding the plan’s strongest school zones, with mature landscaping and quick park access. The default answer when a buyer says “best schools, reasonable budget.”
Browse Green Valley South homes →~$520KMedian Price
26Days on Market
~120Active Listings
~$270Price / Sq Ft
Submarket 3
Green Valley Highlands
The plan’s guard-gated pinnacle — elevated lots, custom and semi-custom homes, and valley views. Inventory is thin and individually negotiated; patience is part of the price.
Browse Green Valley Highlands homes →~$1.1MMedian Price
40Days on Market
~25Active Listings
~$330Price / Sq Ft
Submarket 4
Legacy Golf Estates
Semi-custom and custom homes along the Legacy Golf Club fairways — direct course views with public-play convenience and no club-membership mandate.
Browse Legacy Golf Estates homes →~$750KMedian Price
35Days on Market
~35Active Listings
~$300Price / Sq Ft
Submarket 5
Silver Springs
Well-kept 1990s-era family streets around Silver Springs Park and its rec center and pool — the plan’s most reliable first-time-buyer hunting ground.
Browse Silver Springs homes →~$450KMedian Price
25Days on Market
~60Active Listings
~$260Price / Sq Ft
Submarket 6
Original Green Valley
The 1978–1980s founding neighborhoods — bigger lots, mature trees, single-story floor plans, and the plan’s best value per square foot for buyers who budget for system updates.
Browse Original Green Valley homes →~$430KMedian Price
28Days on Market
~110Active Listings
~$250Price / Sq Ft
Submarket 7
The District & Paseo Verde Corridor
The amenity engine residents use daily: The District’s 40+ open-air shops and restaurants, Paseo Verde Parkway’s parks and trail connections, and the seasonal events calendar that fills weekends. Owning anywhere in the plan puts this within ten minutes.
Browse The District & Paseo Verde Corridor homes →40+Shops & Restaurants
3Signature Parks
18Holes at Legacy GC
5 minTo the Galleria
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Green Valley
neighborhood fits?
BY ZIP CODE
What Does the Green Valley Market Look Like Across ZIPs 89014, 89074 & 89052?
Green Valley spans multiple Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents the three core ZIPs as area corridors, each broader than the plan itself. The spread is the story: north corridors trade in the mid-$400Ks while the south rim, shared with Anthem and Seven Hills, clears $698,000, per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89014 | North corridors — Original Green Valley · Silver Springs | ~$455K | ~$265 | 26 | ~205 | n/a* |
| 89074 | Central corridors — Green Valley South · Legacy golf | ~$470K | ~$275 | 26 | ~175 | n/a* |
| 89052 | South rim — shared with Anthem & Seven Hills | $698,000 | ~$310 | 27 | 339 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports 89014 and 89074 jointly at a $461,195 median (380 actives) — the per-ZIP splits shown are modeled. 89052 figures include Anthem and Seven Hills inventory beyond Green Valley’s boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes in and Around Green Valley?
Green Valley itself is essentially built out — occasional infill lots and custom rebuilds trade, but the 35,000+ homes are overwhelmingly resale. The new-construction pipeline sits in neighboring Henderson plans about fifteen minutes away, 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 Green Valley resale
Move-Up & Luxury
Toll Brothers
Luxury production near the Green Valley corridor
First-Time & Family
KB Home
Personalized entry-level new builds
Family
Richmond American
Value-oriented Henderson construction
First-Time & Family
Century Communities
Entry-level new construction nearby
Outdoor Recreation
What Outdoor Amenities Does Green Valley Offer?
Mature parks, a public golf course, and paved wash trails — Green Valley’s outdoor life is established rather than rugged. The City of Henderson maintains Discovery Park, Paseo Verde Park, and Silver Springs Park inside the plan, the Legacy Golf Club anchors the northeast, and Lake Mead’s shoreline begins about twenty minutes east.
IN-COMMUNITY
Discovery Park
~20 acresSplash pad · Playground · TrailsFree
The plan’s family flagship on Paseo Verde Parkway — splash pad summers, sports courts, picnic shelters, and walking loops under mature shade.
IN-COMMUNITY
Paseo Verde Park
~15 acresBall fields · Skate park · Dog parkFree
Ball fields, a skate park, open turf, and one of Henderson’s best dog parks — the weekend hub for the plan’s south side.
IN-COMMUNITY
Silver Springs Park
~12 acresRec center · Pool · TennisFree / programs
A recreation center, swimming pool, tennis and basketball courts, and a playground — the original Green Valley neighborhoods’ daily anchor.
IN-COMMUNITY
Pittman Wash Trail
Paved greenbeltWalking · Running · CyclingFree
The paved wash-side greenbelt threading through Green Valley — morning-run mileage and after-dinner walks without crossing an arterial.
IN-COMMUNITY
Legacy Golf Club
18 holesPublic golfPublic
The public 18-hole course that gives Legacy Golf Estates its fairway frontage — daily-fee play minutes from any Green Valley address.
5-10 MIN
The District at Green Valley Ranch
Open-air centerDining · Shops · EventsFree
40+ shops and restaurants with fountains, outdoor seating, and a community events calendar — the plan’s social living room.
10 MIN
Whitney Mesa trails
Desert mesaHiking · BikingFree
Desert single-track and mesa-top views on Green Valley’s northern edge — the quickest true-desert escape from the plan.
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.
The Green Valley Lifestyle
What Does a Weekend in Green Valley Look Like?
Three everyday moods within a short drive of each other: a morning loop on the Pittman Wash Trail, eighteen at the Legacy Golf Club, and dinner at The District at Green Valley Ranch — with Henderson’s parks system per the City of Henderson threading the whole plan together.
8,400Master-Planned Acres
1978Year Established
40+District Shops & Restaurants
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Green Valley Homes This Weekend?
Almost certainly — with 719 active listings across the ZIP area, most weekends bring dozens of open houses, from original-section condos to Legacy golf homes. Timing matters: homes in the 9/10 school zones often go under contract before their second weekend. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we’ll build your weekend route.
Planning a move
What Should I Verify Before Moving to Green Valley?
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 Green Valley 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 Green Valley Economy?
Green Valley runs on healthcare, retail, education, and the broader Henderson job base. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. St. Rose Dominican, The District, and the Galleria corridor anchor local employment.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
40+Shops & restaurants at The DistrictCommunity records
15 minTo airport & I-215 job corridorsVia the I-215 beltway
Top Green Valley-Area Employers
- St. Rose Dominican HospitalHealthcare anchor on the plan’s edge — the area’s largest medical employer
- The District at Green Valley Ranch40+ retail, dining, and service businesses in the open-air center
- Galleria at Sunset corridorRegional mall and the Sunset Road retail employment strip
- City of HendersonMunicipal campus and city services adjacent to the plan
- Clark County School District (Green Valley campuses)A dozen-plus schools serving the plan’s neighborhoods
- Legacy Golf Club & area hospitalityGolf operations, restaurants, and neighborhood services
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Green Valley Compare to Henderson, Las Vegas & Summerlin?
If you’re weighing Green Valley against the valley’s other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Green Valley wins on schools-per-dollar and maturity, Summerlin on trail depth and newer stock, Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Green Valley | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $534,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 719 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 27 | 21 | 20 | 21 |
| Population | ~85,000 (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Established | 1978 (Henderson’s original plan) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Schools · Maturity · Value ladder | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Green Valley income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; its population is from community records. Last updated June 2026.
Cost of Ownership
What Will Green Valley 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 Green Valley Payment
$4,053
Illustrative Monthly Payment
- Principal & Interest$3,203
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$201
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 Green Valley?
The I-215 beltway runs along Green Valley’s spine, and Green Valley Parkway, Sunset Road, and Pecos Road grid the plan — most households reach daily errands without a freeway. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Green Valley
- 5 minGalleria at SunsetSunset Rd
- 5-10 minThe District at Green Valley RanchGreen Valley Pkwy south
- 10 minSt. Rose Dominican HospitalI-215 / Eastern Ave
- 10-12 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
- 20-25 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?
Most Green Valley 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 spring appraisal scheduling, HOA neighborhoods add a few days for resale-package delivery, and original sections dating to 1978 warrant inspection-response time in your timeline.
Quick Answer
What down payment do you need to buy in Green Valley?
Most Green Valley buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of the community’s price spectrum, and VA loans allow 0% for eligible veterans. On the $534,900 ZIP-area median, plan roughly $26,750 (5%) to $106,980 (20%); entry condos near $350,000 need as little as $10,500 down. Jumbo financing only enters the picture in Green Valley Highlands and Legacy golf estates.
Green Valley FAQ — 18 Answers
What Do Green Valley Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Green Valley?
Across the Green Valley ZIP area — 89014, 89074, and 89052 — the median list price is about $439,000 per Las Vegas REALTORS, with a $503,000 closed median over the past hundred days. Inside the plan, pricing spans original-section condos from the $350Ks, $400K–$600K family homes, and Green Valley Highlands and Legacy golf estates from $800K past $3M.
What are the best neighborhoods in Green Valley?
For guard-gated luxury: Green Valley Highlands, with elevated lots and custom homes from the $800Ks. For golf-course living: Legacy Golf Estates along the Legacy Golf Club fairways. For families: Green Valley South and Silver Springs, with strong school zones and established parks. For newer construction and walkable retail: Green Valley Ranch and The District corridor. For value and large lots: the original 1978–1980s Green Valley neighborhoods from the $350Ks.
Is Green Valley the same as Green Valley Ranch?
No — Green Valley Ranch is a later phase within the broader Green Valley master plan. The original Green Valley neighborhoods date to 1978; Green Valley Ranch was developed primarily in the 1990s and 2000s with newer construction, its own parks, and The District retail center. This page covers the full 8,400-acre plan; Green Valley Ranch has its own dedicated guide with market data scoped to its newer footprint.
What is the average days on market in Green Valley?
Homes sold across the Green Valley ZIP area over the past hundred days took a median of about 46 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — and 422 homes closed in that window, so the figure rests on a deep sample. Well-priced homes in top school zones routinely go under contract within the first two weekends; dated originals that need work sit longer.
What are property taxes like in Green Valley?
Property taxes are low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s 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 $439,000 purchase, plan around $3,200 per year. One Green Valley note: long-held homes often carry abated tax bills — verify the post-sale reset with the Assessor before budgeting.
Are there HOA fees in Green Valley?
Lighter than almost any Henderson master plan. Many original Green Valley streets carry minimal dues — roughly $30–$120 monthly — and some carry none at all. Family sections typically run $60–$180, while guard-gated Green Valley Highlands and Legacy golf enclaves reach $150–$300+. There is no single master association billing every household, so confirm the exact dues, reserves, and CC&Rs for your specific neighborhood in escrow.
What is the cost of living in Green Valley?
Attainable for Henderson. The ZIP-area median list price near $439,000 sits below Henderson’s $548K citywide median, HOA dues are among the valley’s lightest, and Nevada’s zero state income tax stretches every relocating household’s budget. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County, while The District, the Galleria at Sunset, and St. Rose Dominican put retail, dining, and healthcare within ten minutes.
What are the schools like in Green Valley?
Among the strongest in the Las Vegas Valley. Zoned campuses include Nate Mack Elementary and Elise L. Wolff Elementary — both 9/10 on GreatSchools — plus Gene Ward Elementary (8/10), Bob Miller Middle School (8/10), and Green Valley High School (7/10). Doral Academy, Somerset Academy, and Coral Academy add well-rated charter options, and Henderson International School anchors the private tier. School zones vary block by block — verify before you offer.
Is Green Valley a good place for families?
Yes — Green Valley is one of Henderson’s defining family addresses. Top-rated elementary zones, Discovery Park’s splash pad, Paseo Verde Park’s ball fields and dog park, the Pittman Wash Trail, and The District’s events calendar fill weekends, and Henderson regularly ranks among America’s safest large cities in FBI-based comparisons. Empty nesters love it too: single-story originals on large lots are a downsizer staple.
What is the rental market like in Green Valley?
Steady and deep. Single-family homes typically rent for about $2,100–$2,900 monthly and condos $1,500–$1,950 per Las Vegas REALTORS rental tracking, with top school zones commanding premiums and minimal vacancy. Investors like the equation: entry pricing from the $350Ks, light HOA dues, and a 35,000-home resale market that stays liquid. Short-term rentals are tightly regulated by the City of Henderson — verify rules before underwriting nightly income.
Is there new construction in Green Valley?
Very little — Green Valley is essentially built out, which is precisely its appeal. Occasional infill lots and custom rebuilds trade, but the plan’s 35,000+ homes are overwhelmingly resale. Buyers who want new construction with Green Valley convenience typically look at Cadence or Inspirada, both about fifteen minutes away with multiple national builders competing — then weigh new-build warranties against Green Valley’s mature trees, established schools, and central location.
What amenities does Green Valley offer?
The District at Green Valley Ranch anchors retail with 40+ shops and restaurants in an open-air setting; the Galleria at Sunset adds a full mall five minutes north. The Legacy Golf Club offers public 18-hole play, Discovery Park, Paseo Verde Park, and Silver Springs Park cover recreation — pool, skate park, splash pad, dog park — and St. Rose Dominican Hospital and the Henderson city campus sit within or beside the plan.
How is the commute from Green Valley?
Among the best in the valley. The I-215 beltway runs along Green Valley’s spine, putting Harry Reid International Airport about 15 minutes away and the Strip about 20 via I-215 to I-15. Water Street’s downtown Henderson district is 10–12 minutes east, the Galleria at Sunset five minutes, and Lake Mead about twenty minutes via Lake Mead Parkway. Most households reach daily errands without touching a freeway.
Is Green Valley safe?
Yes. Green Valley is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. Within the plan, established neighborhoods with engaged associations, gated enclaves like Green Valley Highlands, and four decades of settled streets keep typical incidents to suburban property matters — package theft and the occasional vehicle break-in — rather than violent crime.
What should I know before buying in Green Valley?
Four things move real money here. First, age: much of the stock dates to 1978–1995, so roofs, HVAC, and repipes belong in your inspection budget. Second, school zoning: boundaries shift block by block and drive resale value. Third, HOA variance: dues run $0 to $300+ depending on the street. Fourth, tax resets: long-held homes re-set to current assessed value after sale. An agent who knows the blocks pays for itself.
What down payment do you need to buy in Green Valley?
Most Green Valley buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of the community’s price spectrum, and VA loans allow 0% for eligible veterans. On the $439,000 ZIP-area median, plan roughly $26,750 (5%) to $106,980 (20%); entry condos near $350,000 need as little as $10,500 down. Jumbo financing only enters the picture in Green Valley Highlands and Legacy golf estates.
What does an HOA cost in Green Valley?
Green Valley’s HOA picture is one of the lightest in Henderson: many original neighborhoods carry minimal dues of roughly $30–$120 a month — some streets none at all — while family sections run about $60–$180 and guard-gated Green Valley Highlands or Legacy golf enclaves reach $150–$300+. There is no single master association billing every household, so dues are neighborhood-specific. Always pull the resale package — dues, reserves, and any assessment history — during escrow.
How long does it take to close on a home in Green Valley?
Most Green Valley 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 spring appraisal scheduling, HOA neighborhoods add a few days for resale-package delivery, and original sections dating to 1978 warrant inspection-response time in your timeline.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Green Valley?
These are the eight queries Green Valley buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Green Valley part of Las Vegas or Henderson?
Henderson. Green Valley is a master-planned community inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — “Green Valley” is the plan’s name, not a separate municipality.
What ZIP codes cover Green Valley?
The core market spans 89014, 89074, and 89052, with the plan’s edges reaching into 89012 and 89015 per community records. The specific ZIP depends on which section the property sits in — and ZIP-level statistics always blend in some neighboring territory.
Is Green Valley the same as Green Valley Ranch?
No — Green Valley Ranch is a later phase within the broader 8,400-acre Green Valley plan, built mainly in the 1990s and 2000s with its own parks and The District retail center. This page covers the full plan.
How old are homes in Green Valley?
The stock spans 1978 through the early 2000s: original neighborhoods date to the late 1970s and 1980s, Silver Springs and Green Valley South largely to the 1990s, and Green Valley Ranch to the 1990s–2000s. Budget inspections accordingly.
Does Green Valley have a casino?
Green Valley Ranch Resort Spa & Casino anchors the Green Valley Ranch section beside The District — residents use its restaurants, spa, and movie theater as borrowed amenities. The residential neighborhoods themselves are conventional suburbs.
Is Green Valley walkable?
By Las Vegas standards, moderately: the Pittman Wash Trail, park-linked sidewalks, and The District’s open-air layout give real walking destinations, but the plan is fundamentally suburban — most households drive for daily errands.
How far is Green Valley from the Strip?
About 10 miles — plan roughly 20 minutes via the I-215 beltway to I-15, depending on time of day. Harry Reid International Airport is closer still, about 15 minutes up the I-215.
Is Green Valley a good investment?
The fundamentals favor it: a built-out plan with no new supply, 9/10 school zones that anchor tenant and resale demand, light HOA drag, and 422 ZIP-area closings in the past 100 days proving liquidity. Returns still depend on the block and the buy price.
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 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson’s master plans — Green Valley’s original sections, school-zone streets, Legacy golf homes, and Green Valley Highlands estates. 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 Green Valley?
Compare Green Valley with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Green Valley’s maturity for newer construction or gates actually buys you more home for the money.
More Henderson communities
- Green Valley Highlands
- Green Valley North
- Green Valley Ranch
- Green Valley South
- Heartland
- Anthem Center
- Anthem Hills
- Sun City Anthem South
- Anthem Village
- Cadence Park
- Coronado Ranch Area
- East Henderson
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Green Valley Neighborhoods Can You Explore A–Z?
Dozens of named neighborhoods fill the 8,400-acre plan. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and school zoning for any of them on request.
G
- Green Valley Highlands
- Green Valley Ranch
- Green Valley South
L
- Legacy Golf Estates
O
- Original Green Valley
P
- Paseo Verde corridor
- Pittman Wash greenbelt
S
- Silver Springs
T
- The District at Green Valley Ranch
KEEP LEARNING
What Else Should You Read About Green Valley?
These guides extend the research most Green Valley 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’s ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Where Does This Green Valley 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 89014/89074/89052 are broader than the Green Valley plan — so area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Green Valley ZIP area (89014/89074/89052). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Green Valley is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15