NEW
$1,249,990
HouseEst. $7,058/mo
4 Beds
4 Baths
2,482 Sq. Ft.
Built in 2023
359 Faro Di Portofino Court
Henderson, NV, 89011
Amara at Portofino
Watermark, Henderson
Watermark Homes For Sale
Nevada's #1 team for Watermark real estate. Modern 2005-plus construction, top school zones, and the Horizon Ridge corridor — with live MLS data for ZIP 89011.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
~2,500
Community records
ESTABLISHED
2005
Pulte Homes / Various
DAYS ON MARKET
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Watermark Henderson at a Glance?
Watermark is a master-planned family community in eastern Henderson — 350 acres and 2,500 homes built from 2005 — served by City of Henderson city services. ZIP 89011 shows a $539,900 median list price and 40-day pace per Las Vegas REALTORS. The takeaways below show what school-zone buyers and California relocators find here.
- The case for Watermark: Henderson's quality of life — safety, parks, above-average schools — at $400K to $700K, below Seven Hills, Anthem, and MacDonald Highlands.
- Construction era: 2005-plus modern building standards — more energy-efficient than Henderson's 1978-to-1995 inventory, less premium than brand-new Cadence construction.
- Schools: Zoned for Vanderburg Elementary (8/10) with Doral Academy Saddle (9/10) charter access — confirm exact zoning before offering.
- HOA structure: $60 to $150 per month — well below Henderson's guard-gated or golf communities. No single master-association billing every address uniformly.
- City backbone: Henderson police, fire, parks, and the Horizon Ridge corridor — groceries, dining, medical, and fitness within minutes of any Watermark address.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Watermark Homes for Sale?
The Watermark ZIP area (89011) carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data, ranging from attached townhome-style homes in the low-$400Ks to premium single-family homes approaching $700,000. The newest Watermark listings appear below, refreshed daily from the live Henderson MLS.
NEW$385,000HouseEst. $2,174/mo3 Beds2 Baths1,340 Sq. Ft.0.11 AcresBuilt in 2011941 Aspen Cliff DriveHenderson, NV, 89011Weston Hills
NEW$520,000HouseEst. $2,936/mo2 Beds2 Baths1,718 Sq. Ft.0.13 AcresBuilt in 2020747 Drammatico PlaceHenderson, NV, 89011Cadence Village Parcel 5-R1-2
NEW$415,000HouseEst. $2,343/mo3 Beds3.5 Baths1,976 Sq. Ft.0.13 AcresBuilt in 2007711 Yew Barrow CourtHenderson, NV, 89011Desert Canyon-Phase 2A
NEW$469,999HouseEst. $2,654/mo3 Beds3.5 Baths1,925 Sq. Ft.0.18 AcresBuilt in 2011952 Crescent Falls StreetHenderson, NV, 89011Weston Hills
NEW CONSTRUCTION$584,950HouseEst. $3,303/mo2 Beds3.5 Baths1,830 Sq. Ft.0.14 AcresBuilt in 2026660 Ambridge DriveHenderson, NV, 89011Cadence Parcel 30 Q2-2 Ambridge Phase 3
NEWOPEN HOUSE$890,000HouseEst. $5,025/mo3 Beds3.5 Baths2,331 Sq. Ft.0.15 AcresBuilt in 20191199 N Water StreetHenderson, NV, 89011Cadence Village Parcel 1-F5-1
NEW$1,000,000LandEst. $5,646/mo0 Beds— Baths0.60 Acres—12 Rue Mediterra DriveHenderson, NV, 89011Marseilles Amd
PRICE DISTRIBUTION
How Many Watermark-Area Homes Sell in Each Price Range?
Median list price across the Watermark ZIP area (89011) sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, spanning attached townhome-style homes from the low-$400Ks through premium single-family homes near $700,000. The bands below show our modeled split of the area's 687 active listings.
Browse Watermark Henderson Listings
How Can You Find a Watermark Home by Type, Lifestyle & Price?
The Watermark area's 687 active listings break into four community sections, three property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89011.
Which Watermark Sections Should You Explore?
Watermark organizes into four named sections by product type and lot position. Each card links to the closest relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the plan.
Single-Family · Core · Community Pools
Watermark Village
Attached · Value · Lower MaintenanceWatermark Terrace
Premium · 3-Car Garages · Upgraded FinishesWatermark Estates
Park-Adjacent · Family · Walking PathsWatermark Park
New Construction · 10 min eastCadence (nearby)
Full Henderson marketHenderson citywide
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Watermark Listings First?
Custom alerts by section, school zone, price, and beds — no spam, unsubscribe anytime. Well-priced, move-in-ready Watermark homes go under contract within the first few weeks 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
8/10
How Are the Schools in Watermark Henderson?
Schools are a key draw for Watermark families: zoned campuses include John C. Vanderburg Elementary (8/10 on GreatSchools) with access to the 9/10-rated Doral Academy Saddle charter and the strong private tier anchored by Henderson International School and Bishop Gorman High. Zone boundaries shift block by block — verify the exact zoning for any address before you offer.
Top Rated
8/10
8/10John C. Vanderburg ES
Zoned · eastern Henderson / Watermark area
K-5680 Students18:1
9/10Doral Academy of Nevada — Saddle
Charter · Henderson area (nearby)
K-8950 Students19:1
8/10Pinecrest Academy — Inspirada
Charter · Henderson (15 min)
K-121800 Students20:1
8/10Henderson International School (Lower)
Private · Henderson (15 min)
PreK-5400 Students14:1
8/10Somerset Academy
Charter · Henderson area (15 min)
K-81100 Students21:1
8/10Coral Academy of Science
Charter · Henderson area (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Watermark Families?
According to GreatSchools.org, Watermark's zoned campus is Vanderburg Elementary (8/10), with Doral Academy Saddle leading the charter tier at 9/10. Del E. Webb Middle rates 7/10 and Coronado High 7/10 for the zoned pathway. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy — Saddle | Public charter | K-8 | 9/10 | Henderson area · nearby | $400,000+ |
| 2 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Eastern Henderson / Watermark area | $400,000+ |
| 3 | Pinecrest Academy — Inspirada | Public charter | K-12 | 8/10 | Henderson · 15 min | $400,000+ |
| 4 | Del E. Webb MS | Public (zoned) | 6-8 | 7/10 | Eastern Henderson | $400,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | South Henderson · zone varies | $400,000+ |
SAFETY & CRIME
Is Watermark Henderson Safe?
Direct Answer
Yes. Watermark is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Inside Watermark, HOA standards, owner-occupied streets, and active community management keep typical incidents to suburban property matters — well below the national averages for violent crime.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Modern construction era — owner-occupied streets sinceCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Henderson's investment in public safety infrastructure is well above national per-capita norms, and that coverage reaches every Watermark street. The Henderson Police Department patrols the eastern Henderson corridor, and HOA standards maintain lighting, common-area visibility, and community standards that contribute to the low-incident residential environment.
The Horizon Ridge commercial corridor outside Watermark sees the property incidents typical of any busy retail zone — vehicle break-ins concentrated near parking structures and shoplifting reports at retail centers. Residential blocks inside Watermark a street or two removed run significantly quieter than the corridor itself.
For buyers who want additional context, Watermark's owner-occupied structure and active HOA management mean issues surface and are addressed quickly through the community association. Standard suburban precautions — garage security, package management, vehicle locks — cover the realistic risk picture for Watermark residents.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Watermark Henderson, NV?
The Answer
Watermark delivers modern Henderson family living: approximately 350 master-planned acres and 2,500 homes developed from 2005 by Pulte Homes and other national builders, with community pools, walking paths, and the Horizon Ridge corridor outside the front gate. City of Henderson city services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Watermark Henderson known for?
Watermark is known for modern 2005-plus construction and accessible entry into Henderson's family-friendly quality of life — above-average schools, well-maintained HOA common areas, community pools, and the Horizon Ridge corridor for daily errands — without the premium price of Seven Hills, Anthem, or MacDonald Highlands.
Who should live in Watermark?
It fits school-driven families entering Henderson's market, move-up buyers seeking modern construction at $400K to $700K, California relocators prioritizing tax savings and suburban quality, and investors drawn to the combination of entry pricing and modern-era building standards.
What is daily life like in Watermark?
Mornings at the Whitney Ranch Recreation Center or Watermark's community pools, errands along Horizon Ridge Parkway without a freeway, and after-dinner walks on the community paths — with Harry Reid International Airport 15 minutes west and downtown Henderson 10 minutes east.
Location
Where Is Watermark
Watermark anchors eastern Henderson along the Horizon Ridge Parkway corridor between Stephanie Street and Gibson Road in ZIP 89011. Approximately 350 acres. Roughly 15 miles from the Strip.
Downtown Henderson
10
Min
Airport
15
Min
Lake Mead
15
Min
Strip
20
Min
Cadence
10
Min
Watermark
At a Glance$539,900
Median List Price (ZIP area)
$500,774
Median Sold (past 100 days)
687
Active Listings (ZIP area)
40
Days on Market
- Setting
- Eastern Henderson master-planned community
- Acreage
- ~350 acres
- Homes
- ~2,500
- Established
- 2005
- Developer
- Pulte Homes / Various
- Neighborhoods
- 4 sections
- Guard-Gated
- No
- HOA
- $60–$150/mo
- Retail
- Horizon Ridge corridor
- Sunshine
- 300 days/year
- Schools
- Above-average CCSD + charters
- Distance to Airport
- ~15 min
LIVABILITY REPORT CARD
How Does Watermark Henderson Score?
Watermark earns strong marks for safety, schools, and access to Henderson's amenities, with an honest read on construction age and the longer ZIP-area market pace. Below is the category-by-category report card our agents walk through with every relocating buyer before a first Watermark tour.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. HOA standards and owner-occupied streets keep Watermark residential blocks quiet.
Grade B+: Schools
Zoned Vanderburg Elementary (8/10 GreatSchools), Del E. Webb Middle (7/10), Coronado High (7/10); Doral Academy Saddle adds a 9/10 charter option. Solid tier, not the valley's ceiling.
Grade B+: Cost of Living
The $539,900 ZIP-area median sits near Henderson's $548K citywide figure; HOA dues of $60 to $150 monthly are among the market's lightest for a full-amenity community.
Grade A-: Amenities
Whitney Ranch Recreation Center, community pools and amenity center in-plan, Horizon Ridge corridor for daily errands, Henderson city parks system.
Grade B+: Outdoor Access
Community walking paths, Whitney Ranch Rec Center, Paseo Verde Park, and Cactus Wren Park within reach; Lake Mead 15 minutes east.
Grade A-: Commute
Horizon Ridge Parkway connects quickly to I-215: airport 15 minutes, Strip 20 minutes, downtown Henderson 10 minutes.
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 Watermark Henderson a good place to live?
Yes — by Henderson family-suburb measures, Watermark is a smart value play. It pairs above-average school zones, modern 2005-plus construction, community pools and walking paths, and the Horizon Ridge daily-errands corridor with HOA dues of just $60 to $150 monthly. Pricing spans $400,000 attached homes to $700,000 premium single-family homes. The honest trade-offs: construction isn't brand-new (mid-2000s vintage), and the ZIP-area market pace at 40 days is slightly slower than some Henderson submarkets. Nevada's zero state income tax sweetens every relocation into Watermark.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Watermark Henderson?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Watermark — the parent city holds 331,857 residents with a median household income of $88,654. Community records estimate roughly 7,500 residents across Watermark's approximately 2,500 households.
The Census does not break Watermark out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside Watermark, community records indicate a blend of owner-occupied family households, professionals attracted by the Horizon Ridge corridor's employment base, and California relocators drawn to modern construction at accessible Henderson pricing.
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 (Watermark is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Watermark Area Growing?
Watermark itself is substantially built out — the plan developed from 2005 through the early 2010s — while its parent city continues to compound: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Watermark's modern, established stock in the desirable eastern Henderson corridor.
331,857Henderson residents (Census)
~2,500Homes in Watermark
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Watermark, growth means turnover, not expansion: the ZIP-area market (89011) shows 687 active listings with a 40-day median pace, reflecting a market that moves at a measured rate on solid fundamentals. That is the logic of a built-out modern community — school-zone demand and modern construction anchor value while every new Henderson resident adds to the city's demand base.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Watermark separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Watermark Score for Livability?
Watermark pairs A-grade safety and solid above-average schools with modern construction, the Horizon Ridge corridor, and light HOA dues — with honest acknowledgment that the stock is mid-2000s vintage and the broader ZIP-area pace runs slower than some Henderson submarkets. The rings break the composite into six buyer-relevant categories benchmarked against Census, FBI, and GreatSchools data.
- 82B+
Overall Livability
- 78B+
Schools (zoned)
- 90A
Safety
- 76B+
Cost of Living
- 84A-
Amenities
- 74B
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Watermark Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89011 from Las Vegas REALTORS MLS data. ZIP 89011 covers eastern Henderson broadly — including Cadence and adjacent communities — so these figures are area-wide, not Watermark-exclusive. Read the level and pace; single-month wiggles are noise.
Median Sold Price
$476K–$507K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–46 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~122/mo recent pace — active pipeline across ZIP 89011
vs May 2025
Source: Las Vegas REALTORS
The long view: Watermark's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
ACTIVE MARKET
Get matched with a
Watermark specialist.
Market Competitiveness
How Competitive Is Watermark Henderson Right Now?
Watermark's ZIP area (89011) runs at a measured pace — 40 median days on market, 687 active listings per Las Vegas REALTORS June 2026 data. Well-priced, move-in-ready homes in strong school zones draw offers within the first few weeks; homes that need work or carry premium pricing sit longer and offer negotiating room for prepared buyers.
55Moderately Competitive
- 40 daysMedian days on market (sold, 100d)
- 687Active listings (June 2026, ZIP area)
- $265/sqftApprox. sold price per sq ft
- ~122/moTypical closings per month
Is Watermark Right for You?
Who Should Buy a Home in Watermark Henderson?
Watermark isn't for everyone — it's a mid-2000s master-planned community at $400K to $700K that rewards buyers who prioritize modern construction, above-average schools, and light HOA dues over guard gates, golf courses, or brand-new inventory. Four profiles below match lifestyles to Watermark sections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Watermark Sections Fit Your Buyer Type?
School-Driven Families
- Vanderburg Elementary (8/10) and Doral Academy Saddle (9/10) charter
- Walking paths and community pools for after-school downtime
- Horizon Ridge for groceries and pediatric care within minutes
- Verify exact school-zone boundary for the address before offering
First-Time Buyers
- Watermark Terrace attached homes from the $400Ks
- FHA 3.5% and conventional 3% down both work at the plan's entry level
- $60 to $150 monthly HOA protects the housing budget
- Modern 2005 construction reduces near-term repair risk vs. older Henderson
Move-Up Buyers
- Watermark Estates premium single-family homes from $600K
- Three-car garages and upgraded finishes at the top of the range
- Trade up within the plan without changing school zone
- Compare against Seven Hills for guard-gate preference
Commuting Professionals
- I-215 spine: airport 15 min, Strip 20 min
- Horizon Ridge puts daily errands on the way home
- Downtown Henderson about 10 minutes via Horizon Ridge Pkwy
- Cadence trails nearby for after-work bike rides
California Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- $400K to $700K buys a modern community home vs. LA condo pricing
- Above-average school zones at accessible price points
- Nevada DMV deadline: license within 30 days, registration within 60
Investors
- $2,000 to $2,700/month single-family rents in the ZIP area
- Modern 2005-plus construction delays near-term capital needs
- $60 to $150 HOA keeps cash flow intact
- Henderson short-term-rental rules are strict — plan long-term
Best Fit For
- School-driven families — an above-average school zone at accessible Henderson pricing without the premium-community price tag.
- First-time buyers — genuine entry from the $400Ks in modern construction with light HOA dues and FHA-friendly financing.
- California relocators — zero state income tax, modern construction, and above-average schools at half the coastal price.
- Move-up buyers — Watermark Estates single-family homes from $600K with premium finishes and three-car garages.
- Commuting professionals — the I-215 puts the airport 15 minutes away and the Strip 20 minutes, with daily errands on Horizon Ridge.
- Investors — steady $2,000 to $2,700/month rents, modern mechanical systems, and light HOA drag on cash flow.
Ready to explore homes in Watermark? Our team knows every section, school zone, and product type in the plan.
Start Your Home SearchPros
- Modern 2005-plus construction — better energy efficiency and younger systems than Henderson's 1978-to-1995 inventory
- Above-average school zones: Vanderburg Elementary (8/10) and Doral Academy Saddle (9/10 charter)
- Henderson city services and safety — consistently ranked among America's safest large cities per FBI UCR
- Entry from the $400Ks — below Henderson's premium communities with meaningfully lower HOA dues
- Light HOA structure: $60 to $150 monthly for full community amenities
- Horizon Ridge corridor: groceries, dining, medical, and fitness within minutes
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Not new construction — mid-2000s vintage means buyers wanting brand-new should look to Cadence nearby
- ZIP-area statistics blend Watermark with neighboring eastern Henderson communities
- No guard gate — buyers who want gated access should compare Seven Hills or Anthem at higher price points
- Slower market pace at 40 days on market vs. some Henderson submarkets
- School-zone boundaries shift within the plan — verify the exact address before offering
- Summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Watermark's Top Sections Compare?
A side-by-side of Watermark's four sections — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the 89011 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Watermark Village | ~$510,000 | ~$270 | 38 | ~85 | Core family · Pools |
| Watermark Terrace | ~$430,000 | ~$255 | 42 | ~60 | Entry · Low maintenance |
| Watermark Estates | ~$650,000 | ~$285 | 44 | ~45 | Premium · 3-car garages |
| Watermark Park | ~$530,000 | ~$270 | 39 | ~70 | Park-adjacent · Families |
| Cadence (nearby) | ~$500,000 | ~$265 | 40 | ~200 | New construction · 10 min |
| Henderson (citywide) | $548K | ~$280 | 21 | 2,460 | Broadest selection |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-section medians are our modeled estimates. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What's Inside Watermark's Four Sections?
Submarket 1
Watermark Village
The plan's primary single-family section — 1,800 to 3,200 sq ft homes with community pools within walking distance and the Watermark amenity center nearby. The most common Watermark purchase for growing families.
Browse Watermark Village homes →~$510KMedian Price
38Days on Market
~85Active Listings
~$270Price / Sq Ft
Submarket 2
Watermark Terrace
Attached townhome and patio home section at the plan's most accessible price point — ideal for first-time buyers entering Henderson without the maintenance demands of a standalone home.
Browse Watermark Terrace homes →~$430KMedian Price
42Days on Market
~60Active Listings
~$255Price / Sq Ft
Submarket 3
Watermark Estates
The plan's premium tier — larger lots, three-car garages, upgraded interior finishes, and the most generous floor plans in the community. The move-up buyer's Watermark.
Browse Watermark Estates homes →~$650KMedian Price
44Days on Market
~45Active Listings
~$285Price / Sq Ft
Submarket 4
Watermark Park
Homes adjacent to Watermark's internal parks — playground, sports courts, and open space outside the back gate. Popular with families who want outdoor access without driving.
Browse Watermark Park homes →~$530KMedian Price
39Days on Market
~70Active Listings
~$270Price / Sq Ft
Submarket 5
Cadence (nearby)
The active new-construction alternative 10 minutes east — multiple national builders competing on incentives, an extensive trail network, and brand-new home warranties. A useful comparison point before committing to Watermark resale.
Browse Cadence (nearby) homes →~$500KMedian Price
40Days on Market
~200Active Listings
~$265Price / Sq Ft
Submarket 6
Henderson (citywide)
The full Henderson market context — every master plan and price tier, with Watermark sitting below the citywide median at lighter HOA dues.
Browse Henderson (citywide) homes →$548KMedian Price
21Days on Market
2,460Active Listings
~$280Price / Sq Ft
Submarket 7
Horizon Ridge Corridor
The amenity engine Watermark residents use daily: comprehensive grocery, dining, medical, and fitness along Horizon Ridge Parkway — minutes from any Watermark address without a freeway. Whitney Ranch Recreation Center, Paseo Verde Park, and Cactus Wren Park extend the outdoor infrastructure.
Browse Horizon Ridge Corridor homes →~350Community Acres
2,500Homes
15 minTo Airport
10 minTo Downtown Henderson
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Watermark
section fits your family?
BY ZIP CODE
What Does the Watermark Market Look Like Across ZIP 89011?
Watermark sits entirely within Henderson ZIP 89011 — a broader eastern Henderson corridor that includes Cadence, Heritage at Cadence, and adjacent communities. The MLS reports at ZIP level, so the table presents 89011 as a single area with NREG-modeled north/south corridor analysis. The spread shows the Watermark price tier clearly against the broader ZIP.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Eastern Henderson — Watermark · Cadence · Heritage corridor | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 covers the eastern Henderson corridor — Watermark, Cadence, Heritage at Cadence, and adjacent communities. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Watermark Henderson Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, GreatSchools, or the FBI — capture Watermark faster than any brochure: a $539,900 ZIP-area median, 40 median days on market, approximately 2,500 homes, and modern 2005-plus construction.
$539,900
Median list price across the Watermark ZIP area (89011), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across ZIP 89011 over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer across the eastern Henderson ZIP area.
LVR / GLVAR, June 2026
687
Active listings in ZIP 89011 — the eastern Henderson corridor that includes Watermark.
Las Vegas REALTORS
~2,500
Homes in the Watermark community across approximately 350 acres.
Community records
2005
Year Watermark development began under Pulte Homes and other national builders.
Community records
8/10
GreatSchools rating at John C. Vanderburg Elementary — the zoned campus for most Watermark addresses.
GreatSchools.org
$88,654
Median household income in Henderson, Watermark's parent city — roughly 20% above the Clark County median.
U.S. Census QuickFacts
WHY WATERMARK
Why Does Watermark Stand Apart From Its Henderson Peers?
Watermark's competitive position is simple: Henderson's quality of life — safety, schools, parks — in modern 2005-plus construction at $400,000 to $700,000, with $60 to $150 monthly HOA dues. The five advantages below each trace to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools ratings, and City of Henderson records.
- Community records / Las Vegas REALTORS
Modern construction without the premium price
Built from 2005 onward — more energy-efficient than Henderson's 1978-to-1995 stock, yet priced below Seven Hills, Anthem, and MacDonald Highlands new-construction alternatives.
- GreatSchools.org
Above-average school zones
Vanderburg Elementary (8/10) and Doral Academy Saddle (9/10 charter) serve the Watermark corridor — meaningful school quality without the premium-tier real estate price tag.
- City of Henderson
The Horizon Ridge corridor
Comprehensive groceries, dining, medical offices, and fitness within minutes of Watermark — the daily-errands infrastructure most suburban communities lack without a freeway.
- Nevada Revised Statutes 361.471
Tax-efficient ownership
Nevada's 3% primary-residence property-tax cap under NRS 361.471 plus zero state income tax keep long-run carrying costs predictable at every Watermark price point.
- Community records
Light HOA structure
$60 to $150 monthly — community pools, walking paths, and amenity center without the guard-gate premium that adds $150 to $400+ at neighboring Henderson communities.
WHY BUY IN WATERMARK
What Are the Top 10 Reasons to Buy a Home in Watermark Henderson?
Watermark's case rests on value, not prestige: modern 2005-plus construction at Henderson prices, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, above-average schools, and $60 to $150 monthly HOA dues. Ten sourced reasons follow.
Modern construction era
Built from 2005 onward — better energy efficiency, more contemporary layouts, and younger mechanical systems than Henderson's 1978-to-1995 inventory.
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 over the long hold.
NRS 361.471
Below Henderson's premium communities
The $539,900 ZIP-area median undercuts Seven Hills, Anthem, and MacDonald Highlands at meaningfully lower HOA dues.
Las Vegas REALTORS, June 2026
Above-average school zones
Vanderburg Elementary (8/10) and Doral Academy Saddle (9/10 charter) — real quality without the premium price.
GreatSchools.org
Henderson safety and services
Henderson PD, city fire, parks, and a city that regularly ranks among the safest large U.S. cities per FBI UCR.
FBI Uniform Crime Reporting
Horizon Ridge daily-errands corridor
Groceries, dining, medical, and fitness within minutes — without a freeway stop for most residents.
Community records
Light HOA structure
$60 to $150 monthly — full community amenities without guard-gate premium fees.
Community records
Community amenities in-plan
Pools, walking paths, amenity center, and tot lots built into Watermark's infrastructure.
Community records
Diversified product mix
Attached townhomes from $400K through premium single-family homes near $700K in one community.
Las Vegas REALTORS / GLVAR
New Construction
Who Builds New Homes In and Around Watermark Henderson?
Watermark itself is substantially built out — Pulte Homes and other national builders developed the community from 2005 through the 2010s, and the approximately 2,500 homes are overwhelmingly resale. The active new-construction pipeline sits nearby in Cadence, about ten minutes east, where multiple national builders are competing on incentives that change monthly. Verify current communities and offers before writing anything.
Family & Mid-Market
Lennar
High-volume builder with active Henderson communities nearby
First-Time & Family
DR Horton
Entry-level and family new builds in the Cadence corridor
Family & Move-Up
Pulte / Del Webb
Original Watermark developer — active in nearby Cadence
First-Time & Family
KB Home
Personalized entry and family builds near eastern Henderson
Family
Richmond American
Value-oriented family construction near Watermark
Outdoor Recreation
What Outdoor Amenities Does Watermark Henderson Offer?
Community pools, walking paths, and pocket parks inside the plan, plus the Whitney Ranch Recreation Center steps away and Lake Mead roughly 15 minutes east. The City of Henderson maintains a robust parks system throughout eastern Henderson, and Watermark's HOA-maintained common areas keep the immediate neighborhood green and accessible.
5 MIN
Whitney Ranch Recreation Center
~10 acresIndoor pool · Fitness · CourtsCity membership
The area's full-service recreation anchor — indoor pool, fitness center, basketball courts, activity rooms, and playground a short drive from any Watermark address.
IN-COMMUNITY
Watermark Community Pools
Multiple poolsSwimming · LoungingHOA included
In-plan community pools for Watermark residents — the daily summer escape without leaving the neighborhood.
IN-COMMUNITY
Watermark Walking Paths
Planned pathsWalking · RunningFree
Maintained walking paths threading through Watermark's approximately 350 acres, connecting pocket parks and tot lots.
10 MIN
Paseo Verde Park
~15 acresBall fields · Dog park · TrailsFree
Ball fields, walking trails, a popular dog park, and open turf in the Henderson parks system — the weekend destination for Watermark families.
5 MIN
Cactus Wren Park
~8 acresPlayground · Courts · FieldsFree
A neighborhood park with playground, sports courts, and open fields — the closest major park to Watermark's core.
5 MIN
Horizon Ridge Commercial Corridor
Commercial stripDining · Fitness · RetailN/A
Not just errands — fitness centers, restaurant patios, and retail along Horizon Ridge Parkway give Watermark an urban-convenience edge for a suburban address.
15 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking about 15 minutes east of Watermark via Lake Mead Parkway.
10 MIN
Cadence Trails
Master plan trailsWalking · BikingFree
The extensive trail network inside neighboring Cadence is accessible for Watermark residents looking for a longer weekend walk or bike ride.
The Watermark Lifestyle
What Does a Weekend in Watermark Henderson Look Like?
Three everyday rhythms within minutes of each other: morning laps at the community pool or Whitney Ranch Rec Center, afternoon errands along the Horizon Ridge corridor, and an evening walk on the community paths — with Henderson's broader parks system per the City of Henderson extending the options beyond the community boundary.
~350Master-Planned Acres
2005Year Established
15 minTo Harry Reid Airport
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Watermark Homes This Weekend?
Yes — 687 active listings across the ZIP area mean most weekends bring open houses in all four Watermark sections. The 40-day median pace gives buyers room to compare, but well-priced homes in the Vanderburg school zone still move fast. Call (702) 637-1759 and we'll build your weekend tour.
Quick Answer
What does an HOA cost in Watermark Henderson?
Watermark HOA fees typically run $60 to $150 per month depending on the section and product type. Single-family streets tend toward the lower end; attached and townhome sections may run slightly higher. There is no single master association billing every address uniformly — dues are section-specific. Pull the resale package (dues, reserves, CC&Rs, and any assessment history) during the inspection period before your contingency deadline.
Moving to Watermark Henderson
Should I Move to Watermark Henderson?
Households relocating from California's coast consistently discover that the family suburb priced out of reach in Los Angeles or the Bay Area is attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item typically funds the relocation itself.
Why California Buyers Are Choosing Watermark Henderson
The tax arithmetic is simple: 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. Watermark adds the family-suburb argument coastal California cannot answer at the price: modern 2005-plus construction, an effective property-tax rate of roughly 0.5% to 0.7% with a 3% annual cap for primary residences, above-average school zones, and the Horizon Ridge corridor for daily errands — all at $400,000 to $700,000.
At a $500,000 budget, Los Angeles buyers are looking at a condo or a distant commute. That same budget in Watermark secures a single-family home with modern construction, above-average schools, and community pools — with Henderson's parks system and the I-215 to the airport in fifteen minutes.
According to Las Vegas REALTORS, the median list price across the Watermark ZIP area (89011) is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5% to 0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates Doral Academy Saddle — a charter option near Watermark — 9/10.
Watermark runs on the Horizon Ridge corridor: comprehensive grocery, dining, medical, and fitness within minutes. Henderson's municipal campus, Whitney Ranch Recreation Center, and Clark County School District campuses anchor civic employment nearby, while the Strip and Harry Reid International Airport sit 15 to 20 minutes west on the I-215.
Cost of Living Snapshot — Watermark Henderson vs. Los Angeles
Day-to-day costs track meaningfully below coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The sharpest reversal is housing: an above-average school zone in Henderson starts in the $400Ks; an equivalent zone in the Los Angeles metro easily starts at $1M or more.
| Metric | Watermark Henderson, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $539,900 | ~$900K+ |
| Above-Average School-Zone Entry | $400Ks (Vanderburg zone) | $1M+ typical |
| 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.
Watermark Rental Market — Rent vs. Own
Single-family homes in the Watermark ZIP area typically rent for about $2,000 to $2,700 per month and attached homes for $1,600 to $2,100, with school-zone demand keeping vacancy low. The investment case is disciplined: entry pricing from the $400Ks, modern 2005-plus construction that delays major capital needs, and $60 to $150 monthly HOA dues that preserve cash flow. Henderson short-term-rental rules are strict — verify them before underwriting nightly income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Watermark? Nevada Real Estate Group specializes in out-of-state relocation — virtual neighborhood and school-zone tours, block-by-block guidance, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Watermark Henderson in 8 Steps
From first research to keys-in-hand, here's the 8-to-12 week timeline most Watermark 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 section and set a budget
Decide which Watermark you're buying: $400K Terrace attached homes, $475K to $530K Village and Park single-family, or $600K-plus Estates premium positions. Each carries different HOA structures and condo-rule considerations.
Get pre-approved — product-type aware
Conventional, FHA, and VA all work across most of the plan. Attached homes may require HOA-project approval by the lender — get fully underwritten before touring, and confirm your loan type works with Watermark's HOA structure.
Hire a Watermark specialist
School boundaries shift within the plan and ZIP-level comps blend in Cadence and neighboring communities — work with an agent who knows which streets carry which school zones, HOA dues, and section distinctions.
Tour in person or virtually
Walk a Terrace attached unit, a Village single-family, and an Estates premium lot in one afternoon — the product mix is meaningfully different. Virtual tours work well for California buyers before flying in.
Write and negotiate the offer
Well-priced, move-in-ready homes in the school zone need clean terms; homes that need cosmetic work or sit at premium pricing offer negotiating room. Your agent's read on the specific section sets the strategy.
Inspection, HOA docs & appraisal
Mid-2000s construction inspects better than older Henderson stock, but roofs, HVAC, and water heaters still warrant attention. Pull the resale package — dues, reserves, CC&Rs, and any pending assessments — wherever an association exists.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30 to 45 days from acceptance to funding, plus a few business days for HOA document delivery where applicable.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — Nevada license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Watermark Henderson Economy?
Watermark runs on the Horizon Ridge corridor and Henderson's employment base, with the I-215 putting the Strip 20 minutes west. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong. Henderson median household income of $88,654 runs roughly 20% above the Clark County figure.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
15 minTo Harry Reid Airport & I-215 job corridorsVia I-215 West
10 minTo downtown Henderson employmentVia Horizon Ridge Pkwy
Top Watermark-Area Employers
- Horizon Ridge Medical CorridorMedical offices, urgent care, and specialist practices along Horizon Ridge Pkwy — the area's primary healthcare employment corridor
- Whitney Ranch Retail & ServicesGrocery anchors, professional services, and dining along the Stephanie/Horizon Ridge intersection
- Clark County School District (eastern Henderson campuses)Multiple CCSD campuses serving the Watermark corridor and surrounding neighborhoods
- City of HendersonMunicipal services, recreation centers including Whitney Ranch Rec, and Henderson city operations
- The Strip / Harry Reid Airport (15 min)Hospitality, gaming, aviation, and convention industry employment within 15 minutes via I-215
- Cadence and eastern Henderson commercialGrowing commercial base anchoring eastern Henderson's employment around the Cadence master plan corridor
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Watermark Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Watermark against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Watermark wins on modern construction at accessible price, Henderson wins on variety, Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Watermark | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 687 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40 | 21 | 20 | 21 |
| Population | ~7,500 (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 58 |
| Established | 2005 (Pulte Homes) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — mostly resale | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Modern construction · Schools · Value | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Watermark income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; population is from community records. Last updated June 2026.
Cost of Ownership
What Will Watermark Henderson Cost You Each Month?
A $539,900 ZIP-area-median Watermark purchase runs about $3,940 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the eastern Henderson corridor, and budget the section-specific HOA tiers that make Watermark one of Henderson's better values for a full-amenity community.
Payment Estimator
Estimate Your Watermark Payment
$4,060
Estimated Monthly Payment
- Principal & Interest$3,233
- Property Tax$274
- Insurance$150
- HOA$200
- PMI$202
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Watermark Henderson right now?
School-zone demand and Henderson's safety credentials keep Watermark-area rents firm, and at current rates the monthly ownership gap narrows once equity and tax effects are counted — for 5-plus year holds, a substantially built-out plan tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,940 / mo
- Principal & Interest
- $3,229
- Property Tax (~0.6%)
- $270
- Homeowners Insurance
- $125
- HOA (section-specific)
- $105
- PMI (10% down)
- $211
5-year net cost:~$148,000
Equity built:~$133,000
RENT (AREA MEDIAN)
$2,250 / mo
- Median Watermark-Area Rent
- $2,250
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$154,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Watermark home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner exits with roughly $133,000 in equity (including the down payment) while the renter exits with none. A substantially built-out plan with modern construction underpins the appreciation assumption with supply constraint and school-zone demand.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $105/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Section Tier
There is no single Watermark master association billing every address uniformly — dues are set section by section, which is why the plan runs lighter than Henderson's guard-gated and golf communities. Verify the exact dues, reserves, and CC&Rs for your specific address in escrow.
Attached & Townhome Sections
$80–$150 / mo
Watermark Terrace (attached)
$100–$150
Includes:
Common-area maintenance, exterior landscaping, community pools; some townhome associations bundle exterior insurance
Watermark Park (attached units)
$80–$130
Includes:
Park-adjacent common areas, tot-lot maintenance, shared amenities
Single-Family Sections
$60–$120 / mo
Watermark Village (single-family)
$60–$110
Includes:
Community pools, amenity center, walking paths, and common-area landscaping
Watermark Estates (premium single-family)
$80–$120
Includes:
Same community amenities with premium-section standards; no gate surcharge — Watermark is not guard-gated
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Watermark Henderson?
Horizon Ridge Parkway connects Watermark directly to the I-215 beltway, and Stephanie Street provides a north-south arterial for most daily needs. 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 Watermark Henderson
- 10 minDowntown HendersonHorizon Ridge Pkwy west
- 10 minCadence (nearby community)Horizon Ridge Pkwy east
- 15 minHarry Reid Intl AirportI-215 West
- 15 minLake MeadLake Mead Pkwy east
- 20 minLas Vegas StripI-215 → I-15 north
- 10 minPaseo Verde ParkHorizon Ridge Pkwy west
- 5 minWhitney Ranch Rec CenterLocal roads
- 30 minDowntown Las VegasI-215 → I-15 → US-95 north
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Watermark Henderson home?
Most Watermark purchases close in 30 to 45 days — Nevada closes through escrow, not attorneys. Cash can close in 7 to 14 days. HOA communities add a few days for resale-package delivery, and attached sections may need lender HOA-project approval. Budget inspection-response time in your timeline — confirm your loan type before touring.
Quick Answer
What down payment do I need to buy in Watermark Henderson?
Most Watermark buyers put down 5% to 20%. Conventional loans start at 3% down, FHA allows 3.5% across most of the price range, and VA loans allow 0% for eligible veterans. On the $539,900 ZIP-area median, plan roughly $26,995 (5%) to $107,980 (20%). Attached townhome units near $400,000 need as little as $14,000 down with FHA. Jumbo financing enters only at the upper end of Watermark Estates above $700,000.
Watermark FAQ — 18 Answers
What Do Watermark Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Watermark?
Watermark homes span roughly $400,000 for attached townhome-style units to $700,000-plus for premium single-family homes with three-car garages. The ZIP-area (89011) median list is $539,970 per Las Vegas REALTORS — a useful benchmark, though ZIP 89011 covers eastern Henderson broadly. Floor plans run 1,400 to 3,200 square feet, all built from 2005 onward.
Is Watermark in Henderson or Las Vegas?
Watermark is in the City of Henderson — a separately incorporated city southeast of Las Vegas that consistently ranks among America's safest. Henderson city services, parks, and police cover Watermark, while schools fall under the Clark County School District. The Strip remains about 20 minutes away via I-215, and Harry Reid International Airport is roughly 15 minutes west, so location trades nothing meaningful on access.
What ZIP code is Watermark in?
Watermark sits in ZIP 89011 in eastern Henderson, along the Horizon Ridge Parkway corridor between Stephanie Street and Gibson Road. The ZIP carries 687 active listings per Las Vegas REALTORS June 2026 data, broader than the plan itself. Pair ZIP 89011 with the Watermark name in your listing alerts to filter the eastern Henderson mix — our team can also set custom polygon alerts for the community footprint.
What schools serve Watermark Henderson?
Watermark is zoned for above-average Clark County School District campuses: John C. Vanderburg Elementary (8/10 on GreatSchools), Del E. Webb Middle School (7/10), and Coronado High School (7/10). Charter options include Doral Academy Saddle (9/10) and Pinecrest Academy Inspirada (8/10). Private tiers include Henderson International School and Bishop Gorman High. Confirm exact zoning for any address before you offer — boundaries shift block by block.
Is Watermark guard-gated?
No — Watermark is an open, HOA-managed community. That design choice keeps monthly dues at $60 to $150 — well below Henderson's guard-gated or golf communities at $150 to $500-plus. Buyers wanting staffed gates should compare nearby Seven Hills or Anthem, both at higher price points. Many Watermark buyers deliberately prefer the lower-fee open structure, especially families whose priority is school zoning and modern construction over gates.
What are HOA fees in Watermark?
Typically $60 to $150 per month, covering common-area maintenance, community pools, and amenity-center upkeep — well below Henderson's guard-gated or golf-course communities. Dues vary by product type and section: attached homes often carry different assessments than single-family streets. Always request the resale package — dues, reserves, and any special-assessment history — before your contingency deadline, and confirm no pending special assessments.
Who built homes in Watermark Henderson?
Pulte Homes led development starting in 2005, joined by other national builders through the 2010s. The result is a cohesive mix of single-family homes, attached homes, and townhomes with open floor plans, covered patios, energy-efficient construction, and desert-adapted architecture — meaningfully more modern than Henderson's 1978-to-1995-era inventory. At resale, individual home condition and upgrades matter more than builder brand — budget for a thorough inspection.
How does Watermark compare to other Henderson communities?
Watermark is Henderson's value entry into modern construction: city safety, above-average schools, and the Horizon Ridge corridor at $400,000 to $700,000 — below Seven Hills, Anthem, and MacDonald Highlands. You forgo guard gates and golf but gain 2005-plus building standards, $60 to $150 HOA dues, and walkable park access. For families prioritizing schools and lower carrying costs, Watermark competes strongly against Henderson's premium tier.
What amenities does Watermark offer residents?
Inside the community: a neighborhood amenity center, multiple community pools, tot lots, pocket parks, and walking paths threading throughout the plan. Immediately outside: the Whitney Ranch Recreation Center (indoor pool, fitness, courts), the Horizon Ridge commercial corridor with groceries, dining, medical, and fitness within minutes. Henderson's broader parks system — Paseo Verde Park, Cactus Wren Park — extends the outdoor options beyond the community boundary.
Is there new construction available in Watermark?
Very little — Watermark's primary construction era ran from 2005 through the 2010s, and the community is substantially built out. That's actually a stability argument: settled HOA operations, established landscaping, and modern-enough systems that major mechanical items aren't at end-of-life. Buyers who need new construction nearby can look to Cadence, about ten minutes west, where multiple national builders are actively building. Nevada Real Estate Group can show both.
What is the rental market like in Watermark?
Steady. Single-family homes in the 89011 ZIP area typically rent in the $2,000 to $2,700 range per month, and attached homes run roughly $1,600 to $2,100, per Las Vegas REALTORS rental tracking. School-zone demand and the Horizon Ridge corridor keep vacancy low. Investors value the entry pricing ($400K range), modern 2005-plus construction reducing near-term capital needs, and $60 to $150 monthly HOA dues that leave cash flow intact. Henderson short-term-rental rules are strict — plan long-term.
What is the commute like from Watermark?
Eastern Henderson is well-positioned. The I-215 beltway connects Watermark to Harry Reid International Airport in about 15 minutes, the Strip in roughly 20, and downtown Henderson in 10 via Horizon Ridge Parkway. Stephanie Street and Gibson Road provide north-south arterials without freeway dependence for most daily errands. The U.S. Census ACS reports Henderson mean commute times near 25 minutes — typically shorter than what most California relocators leave behind.
Is Watermark Henderson safe?
Yes. Watermark 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. Inside Watermark, established HOA standards, owner-occupied streets, and an active neighborhood community keep typical incidents to suburban property matters — vehicle break-ins near arterial retail and occasional package theft. The residential blocks inside the plan run quieter.
What property taxes will I pay in Watermark?
Nevada's effective rate is low by national standards — roughly 0.5% to 0.7% of a home's value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $540,000 purchase near the ZIP-area median, budget approximately $2,700 to $3,780 per year. Long-held homes often carry abated assessments that reset after sale — verify the post-sale tax calculation with the Assessor before budgeting.
What should I know before buying in Watermark?
Five things matter most here. First, define your product type: single-family versus attached carries different HOA dues and condo-rule restrictions. Second, confirm school zoning for the exact address — boundaries shift within the plan. Third, pull HOA reserves: a 2005-plus community should have funded reserves by now, but verify no pending special assessments. Fourth, inspect mechanical systems — age makes them neither new nor overdue, but due diligence still applies. Fifth, use the ZIP-area stats as orientation, not appraisal — a Watermark specialist reads the blocks.
What down payment do I need to buy in Watermark?
Most Watermark buyers put down 5% to 20%. Conventional loans start at 3% down, FHA allows 3.5% across most of the price range, and VA loans allow 0% for eligible veterans. On the $539,900 ZIP-area median, plan roughly $26,995 (5%) to $107,980 (20%). Attached townhome units near $400,000 need as little as $14,000 down with FHA. Jumbo financing enters only at the upper end of Watermark Estates homes above $700,000.
How long does it take to close on a Watermark home?
Most Watermark purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7 to 14 days. Financed buyers should add time for appraisal scheduling, and HOA communities add a few business days for resale-package delivery. Budget inspection-response time in your timeline; Watermark's 2005-plus stock rarely shows the acute deferred-maintenance issues of older Henderson neighborhoods.
What does an HOA cost in Watermark Henderson?
Watermark HOA fees typically run $60 to $150 per month depending on the section and product type. Single-family streets tend toward the lower end; attached and townhome sections may run slightly higher and often bundle exterior maintenance items. There is no single master association billing every household uniformly — dues are section-specific. Pull the resale package (dues, reserves, CC&Rs, and any assessment history) during the inspection period before your contingency deadline.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Watermark Henderson?
These are the eight questions Watermark buyers type into Google and AI assistants most often — each answered with verifiable specifics: community facts from the City of Henderson, median prices and days-on-market from Las Vegas REALTORS, and school ratings from GreatSchools. Use any link to confirm the figure.
Is Watermark Henderson a master-planned community?
Yes — Watermark is a master-planned family community in eastern Henderson, approximately 350 acres and 2,500 homes developed from 2005 primarily by Pulte Homes and other national builders. It is not guard-gated, and features community pools, walking paths, an amenity center, and the Horizon Ridge corridor for daily errands.
How is Watermark Henderson different from Cadence?
Watermark (2005-plus, substantially built out, resale-dominant) sits on Horizon Ridge Pkwy; Cadence (newer, active new construction, extensive trail network) is about 10 minutes east. Watermark has a quieter, more established feel; Cadence offers brand-new homes with builder warranties and a more comprehensive trail network. Budget-wise, both cluster near $500K median.
Can I walk to Horizon Ridge from Watermark?
Yes — the Horizon Ridge commercial corridor is walkable or a very short drive from most Watermark addresses. Groceries, dining, medical offices, and fitness centers are within minutes without a freeway, which is an unusual convenience for a Henderson community at this price point.
What product types exist in Watermark?
Watermark mixes single-family homes (1,800 to 3,200 sq ft, the majority of the plan) with attached townhome-style residences and patio homes. Single-family homes span Watermark Village, Park, and Estates sections; attached homes anchor Watermark Terrace at the entry price level. The mix makes Watermark accessible to first-time and move-up buyers in the same community.
Is ZIP 89011 all of Watermark?
ZIP 89011 covers Watermark and the broader eastern Henderson corridor — including Cadence, Heritage at Cadence, and other adjacent communities. Watermark-specific listings should be searched by community name alongside the ZIP to filter the eastern Henderson mix accurately; our team can set polygon-based alerts for the Watermark footprint.
Does Watermark Henderson have a community pool?
Yes — Watermark includes multiple community pools and an amenity center as part of the HOA. The pools are available to all residents, and the Whitney Ranch Recreation Center five minutes away adds an indoor pool, fitness center, and courts as a complement to the in-plan amenities.
How far is Watermark from the Las Vegas Strip?
About 15 miles east — plan roughly 20 minutes via I-215 West to I-15 North, depending on time of day. Harry Reid International Airport is closer still, about 15 minutes via I-215 West. The eastern Henderson location trades Strip proximity for quieter streets and the Horizon Ridge corridor.
Is Watermark good for first-time buyers?
Yes — Watermark Terrace attached homes start around $400,000, FHA 3.5% and conventional 3% down both work at the entry level, and HOA dues of $60 to $150 monthly keep carrying costs manageable. The 2005-plus construction reduces near-term repair risk compared to older Henderson inventory, which matters for buyers who want modern standards without premium-tier pricing.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's master plans — including eastern Henderson communities like Watermark, Cadence, and the broader 89011 corridor. That depth ranks the team #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Watermark Henderson Real Estate Expert?
6,225+ closed transactions and $4.1B+ in total volume since 2009. In a community where school zones, product types, and HOA dues shift by section, knowing the individual blocks is the whole game. Call (702) 637-1759, or describe what you're looking for and we'll match you with the right Watermark home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Watermark Henderson?
Compare Watermark with neighboring Henderson master plans and adjacent eastern Henderson communities — each within a 20-minute drive. Every card pairs drive time with price positioning so you can judge whether Watermark's modern 2005-plus resale value beats new construction at Cadence or the premium-tier pricing at Seven Hills and Anthem.
A–Z INDEX
Which Watermark Sections and Nearby Areas Can You Explore?
Watermark organizes into four named sections plus the broader eastern Henderson context. Dedicated section pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, dues, and school zoning for any address on request.
H
- Horizon Ridge Pkwy corridor
- Henderson (parent city)
W
- Watermark Village (core single-family)
- Watermark Terrace (attached / entry)
- Watermark Estates (premium single-family)
- Watermark Park (park-adjacent)
- Whitney Ranch Recreation Center
KEEP LEARNING
What Else Should You Read About Watermark and Henderson?
These guides extend the research most Watermark 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 Watermark's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Watermark Henderson 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 ZIP 89011 is broader than Watermark itself — so area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Watermark ZIP area (89011). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Watermark is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Watermark-area schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026