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)
$534K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE COMMUNITY
~2,500
Community records
ESTABLISHED
2005
Pulte Homes / Various
DAYS ON MARKET
37
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 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
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 $533,500 median list price and 40-day pace per Las Vegas REALTORS. The takeaways below show what school-zone buyers and California relocators find here.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The Watermark ZIP area (89011) carried 687 active listings in September 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.
PRICE DISTRIBUTION
Median list price across the Watermark ZIP area (89011) sits at $533,500 per Las Vegas REALTORS September 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.
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.
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.
Updated daily · 708 active listings · MLS data
STAY AHEAD OF THE MARKET
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.
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 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.
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
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.
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.
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.
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.
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.
Quick Answer
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
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.
Source: U.S. Census Bureau QuickFacts, Henderson city (Watermark is not separately tabulated) · Updated
POPULATION & GROWTH
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.
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.
MARKET TRENDS · LAST 12 MONTHS
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 September 2025
Source: Las Vegas REALTORS
Days on Market
38–46 day monthly range; 40 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~122/mo recent pace — active pipeline across ZIP 89011
vs September 2025
Source: Las Vegas REALTORS
The long view: Watermark's median sold price rose 149% between 2015 ($195,000) and 2025 ($485,000), across 8,246 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE MARKET
Market Competitiveness
Watermark's ZIP area (89011) runs at a measured pace — 40 median days on market, 687 active listings per Las Vegas REALTORS September 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.
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.
Ready to explore homes in Watermark? Our team knows every section, school zone, and product type in the plan.
Start Your Home SearchNeighborhood Comparison
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
Submarket 1
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 →Submarket 2
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 →Submarket 3
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 →Submarket 4
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 →Submarket 5
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 →Submarket 6
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 →Submarket 7
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 →STILL DECIDING?
BY ZIP CODE
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.
New Construction
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
High-volume builder with active Henderson communities nearby
First-Time & Family
Entry-level and family new builds in the Cadence corridor
Family & Move-Up
Original Watermark developer — active in nearby Cadence
First-Time & Family
Personalized entry and family builds near eastern Henderson
Family
Value-oriented family construction near Watermark
Outdoor Recreation
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
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
In-plan community pools for Watermark residents — the daily summer escape without leaving the neighborhood.
IN-COMMUNITY
Maintained walking paths threading through Watermark's approximately 350 acres, connecting pocket parks and tot lots.
10 MIN
Ball fields, walking trails, a popular dog park, and open turf in the Henderson parks system — the weekend destination for Watermark families.
5 MIN
A neighborhood park with playground, sports courts, and open fields — the closest major park to Watermark's core.
5 MIN
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
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
The extensive trail network inside neighboring Cadence is accessible for Watermark residents looking for a longer weekend walk or bike ride.
The Watermark Lifestyle
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.
THIS WEEKEND'S OPEN HOUSES
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.
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.
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.
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
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.
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.
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.
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.
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.
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.
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.
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 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
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.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
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 |
| 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.
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.
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
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.
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.
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.
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
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.
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.
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.
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
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 based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
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
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
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 $533,500 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.
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.
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 September 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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 $533,500 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.
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.
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 September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
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.
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.
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.
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.
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.
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.
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.
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.
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
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 — including eastern Henderson communities like Watermark, Cadence, and the broader 89011 corridor. That depth ranks the team #1 in Nevada.
WORK WITH THE BEST
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
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.
More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
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.
KEEP LEARNING
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
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Watermark's ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
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.
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