Top Rated
7/10
7/10Fay Herron ES
Zoned · central Gibson Springs
K-5620 Students17:1
Gibson Springs, Henderson
Gibson Springs Homes For Sale
Nevada's #1 team for Gibson Springs real estate. Search this established Henderson community — townhomes and patio homes from the $350Ks, family singles in the $400Ks, and Gibson Springs Estates to the $550Ks — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89074/89014)
$500K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
2,200+
Community records
ESTABLISHED
1993
Lewis Homes / Various Builders
DAYS ON MARKET
31
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 Gibson Springs at a Glance?
Gibson Springs is a standalone Henderson community — approximately 400 acres and 2,200+ homes established in 1993 by Lewis Homes — with a $499,999 ZIP-area median list price and 31-day market pace per City of Henderson services cover every street, with Las Vegas REALTORS. The takeaways below unpack pricing, schools, HOA costs, and the central Henderson location that define this established family address.
- Price ladder: $350K attached townhomes through $400K–$500K family singles to $550K Gibson Springs Estates four- and five-bedroom homes.
- Vintage: Built 1993 through the early 2000s by Lewis Homes and national builders — fully established, mature landscaping, but expect inspection diligence on roofs and HVAC.
- Schools: Fay Herron Elementary (7/10), Green Valley High School (7/10), plus Doral Academy charter (9/10) in reach — verify zone boundaries before offering.
- Location dividend: Galleria at Sunset five minutes, St. Rose Dominican Hospital ten, I-215 beltway via Gibson Road — central Henderson with none of a master-plan premium.
- HOA advantage: Dues run $40–$100 monthly — among Henderson's most affordable — covering parks and common areas without a guard gate adding to cost.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Gibson Springs Homes for Sale?
The Gibson Springs ZIP area (89074/89014) carried 227 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $350K attached townhomes to $550K Gibson Springs Estates single-family homes. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Gibson Springs Homes Sell in Each Price Range?
Median list price across the Gibson Springs ZIP area (89074/89014) sits at $499,999 per Las Vegas REALTORS June 2026 MLS data, with the community spanning $350K townhomes to $550K Gibson Springs Estates singles. The bands below show our modeled split of the area's 227 active listings.
Browse Gibson Springs Listings
How Can You Find a Gibson Springs Home by Type, Lifestyle & Price?
The Gibson Springs area's 227 active listings break down across six sub-neighborhoods, three property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89074 and 89014.
Which Gibson Springs Neighborhoods Should You Explore?
Gibson Springs covers approximately 400 acres with distinct sections catering to different buyer needs — park proximity, lot size, home age, and price all vary. Each card links to the most relevant hub or live search.
By Property Type
By Price Range
Updated daily · 227 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Gibson Springs Listings First?
Custom alerts by sub-neighborhood, price, and beds — no spam, unsubscribe anytime. Entry-tier Gibson Springs homes under $430,000 move quickly per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the weekend open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
9/10
8/10
8/10
8/10
8/10
How Are the Schools in Gibson Springs?
Gibson Springs feeds into solid CCSD campuses led by Fay Herron Elementary and Green Valley High School, with well-rated charter options including Doral Academy of Nevada nearby. Zone boundaries can shift at the street level across the community — verify the exact zoning for any specific address before you offer, not just the neighborhood.
9/10Doral Academy of Nevada
Charter · Henderson area (10 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (12 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (10 min)
PreK-5400 Students14:1
8/10Pinecrest Academy of Nevada (Elem)
Charter · Henderson (12 min)
K-5700 Students20:1
8/10Gene Ward ES
Public · east Henderson (10 min, zone varies)
K-5700 Students17:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Gibson Springs Families?
According to GreatSchools.org, Gibson Springs zones into Fay Herron Elementary (7/10) and Green Valley High School (7/10) for the zoned campuses, while Doral Academy of Nevada (9/10) leads the nearby charter tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 10 min | $350,000+ |
| 2 | Fay Herron ES | Public (zoned) | K-5 | 7/10 | Central Gibson Springs | $350,000+ |
| 3 | Green Valley HS | Public (zoned) | 9-12 | 7/10 | Serving Gibson Springs | $350,000+ |
| 4 | Jack Lund Schofield MS | Public (zoned) | 6-8 | 6/10 | Gibson Springs area | $350,000+ |
| 5 | Henderson International School | Private | PreK-12 | 8/10 (est) | Henderson · 10 min | $350,000+ |
SAFETY & CRIME
Is Gibson Springs Safe?
Direct Answer
Yes. Gibson Springs is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The community's established, HOA-governed streets and owner-occupied neighborhoods keep the residential environment quiet and settled.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Three-plus decades of settled, owner-heavy streetsCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Maturity does quiet work here: Gibson Springs' neighborhoods have been owner-occupied since the mid-1990s, streets are interior residential rather than arterial cut-throughs, and the Henderson Police Department benefits from a city that funds public safety well above national per-capita norms.
The retail corridor around Galleria at Sunset sees the property incidents typical of any busy shopping zone — vehicle break-ins and shoplifting reports concentrated around parking. Residential blocks inside Gibson Springs run distinctly quieter, consistent with Henderson's broader figures.
For buyers wanting additional detail: HOA governance keeps community standards consistent, neighboring Cornerstone Park and Gibson Springs Park are well-lit and family-trafficked, and the absence of a guard gate does not meaningfully change the safety profile — Henderson's citywide numbers apply throughout the community.
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 Gibson Springs, NV?
The Answer
Gibson Springs delivers practical Henderson family living: approximately 400 master-planned acres established in 1993 by Lewis Homes, HOA-governed streets, community parks, and a central location that puts Galleria at Sunset five minutes and the I-215 beltway within easy reach. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Gibson Springs known for?
Gibson Springs is known as one of Henderson's most accessible established communities — a 400-acre, 2,200-home neighborhood built from 1993 that offers solid suburban living, low HOA dues, and central proximity to Galleria at Sunset at a price point well below the Henderson citywide median.
Who should live in Gibson Springs?
It fits first-time buyers entering from the $350Ks, school-driven families wanting CCSD access at a realistic budget, investors seeking steady long-term rental yield, and California relocators pricing out of comparable coastal communities while landing in central Henderson.
What is daily life like?
Mornings start at Gibson Springs Park or Cornerstone Park, errands run to Galleria at Sunset in five minutes, and the I-215 connects the valley for commuting — a quiet, convenient suburban routine without the overhead of a luxury master plan.
Location
Where Is Gibson Springs
Gibson Springs sits in central Henderson near the intersection of Gibson Road and Warm Springs Road, spanning approximately 400 acres across ZIPs 89074 and 89014. About 10 miles east of the Strip.
Galleria
5
Min
St. Rose Hospital
10
Min
Water Street
10
Min
Airport
20
Min
Strip
20
Min
Gibson Springs
At a Glance$499,999
Median List Price (ZIP area)
$431,000
Median Sold (past 100 days)
227
Active Listings (ZIP area)
31
Days on Market
- Setting
- Established community, central Henderson
- Acreage
- ~400 acres
- Homes
- 2,200+
- Established
- 1993
- Developer
- Lewis Homes / Various Builders
- Price Range
- $350K–$550K
- HOA Dues
- $40–$100/mo
- Guard-Gated
- No
- Retail
- Galleria at Sunset (5 min)
- Sunshine
- 300 days/year
- Schools
- CCSD + charter options
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Gibson Springs Score?
Gibson Springs earns consistent marks for affordability, central location, and Henderson-backed safety — with honest trade-offs on school ratings (6–7/10 zoned campuses) and 1993-era housing stock. Below is the category-by-category report card our agents walk through with every buyer weighing this community against newer master plans.
Grade A: Safety
Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. HOA governance adds community standards.
Grade B: Schools
Fay Herron Elementary 7/10, Green Valley High 7/10 on GreatSchools — solid CCSD campuses with Doral Academy charter (9/10) nearby.
Grade A: Cost of Living
The $499,999 ZIP-area median undercuts Henderson's $548K citywide figure; HOA dues as low as $40/mo are among the valley's lightest.
Grade A-: Amenities
Galleria at Sunset 5 minutes away, St. Rose Dominican Hospital 10 minutes, Gibson Springs Park in-community, Cornerstone Park nearby.
Grade B+: Outdoor Access
Gibson Springs Park, Cornerstone Park's lake and trails, and Paseo Verde Park's rec center all within short drives; Lake Mead 20 minutes east.
Grade A-: Commute
Gibson Road to I-215: airport 20 minutes, Strip 20 minutes, Water Street district 10 minutes, Galleria 5 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 Gibson Springs a good place to live?
Yes — by central-Henderson family measures, Gibson Springs is one of the valley's most practical communities. It pairs solid CCSD schools, the Gibson Springs and Cornerstone parks, HOA dues as low as $40 monthly, and a five-minute drive to Galleria at Sunset with Henderson's citywide safety ranking and the I-215 beltway via Gibson Road. Entry from the $350Ks means the community fits first-time buyers and California relocators alike. The honest trade-offs: housing stock from 1993 needs inspection diligence, and the school ratings land in the solid-not-exceptional tier. Nevada's zero state income tax sweetens every relocation.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Gibson Springs?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Gibson Springs — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 7,000 residents inside Gibson Springs across approximately 2,400 households.
The Census does not break Gibson Springs out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the community, our closing data shows first-time buyers taking advantage of the $350K–$430K entry tier, established families drawn to the central location and park access, and a steady stream of California relocators seeking affordable Henderson living without sacrificing city services.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Gibson Springs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Gibson Springs Area Growing?
Gibson Springs itself finished growing in the early 2000s — the community has been essentially built out since then — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Gibson Springs' finite resale stock of 2,200+ homes.
331,857Henderson residents (Census)
2,200+Homes in the Gibson Springs community
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Gibson Springs, growth means turnover, not expansion: 227 active ZIP-area listings right now show how consistently the established stock trades. That is the investment logic of a built-out community — no new supply can dilute it, while every new Henderson resident adds demand for the central location, parks, and commute Gibson Springs already delivers.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Gibson Springs separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Gibson Springs Score for Livability?
Gibson Springs pairs Henderson-backed safety, exceptional central location, and among the valley's most affordable HOA dues with honest trade-offs: 1993-era housing stock needs inspection diligence, school ratings are solid rather than elite, and the community has fewer master-plan amenities than Green Valley or Cadence. The rings below benchmark the community against Census, FBI, and GreatSchools data.
- 80B+
Overall Livability
- 70B
Schools (zoned)
- 90A
Safety
- 85A-
Cost of Living
- 82B+
Amenities
- 75B
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Gibson Springs Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Gibson Springs ZIP area (89074/89014) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the Gibson Springs community itself, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$408K–$435K monthly band; $431K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
29–37 day monthly range; 31 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Active Listings
227 active ZIP-area listings as of June 2026
vs May 2025
Source: Las Vegas REALTORS
31
MEDIAN DAYS ON MARKET
$500K
ZIP-AREA MEDIAN LIST
227
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
AFFORDABLE HENDERSON
Get matched with a
Gibson Springs specialist.
Market Competitiveness
How competitive is Gibson Springs right now?
Gibson Springs is a measured, accessible market — homes sold across the ZIP area averaged 31 median days over the past hundred days per Las Vegas REALTORS data, against 227 active listings. Well-priced entry-tier homes under $430,000 move faster; larger Gibson Springs Estates homes and dated originals give buyers negotiating room. First-time buyers should still arrive pre-approved.
55Moderately Competitive
- 31 daysMedian days on market (sold, 100d)
- 227Active listings (June 2026)
- $431KMedian sold, past 100 days
- ~$269Median price per sq ft (sold)
Is Gibson Springs Right for You?
Who Should Buy a Home in Gibson Springs?
Gibson Springs is not one-size-fits-all — it spans $350K townhomes through $550K Gibson Springs Estates homes, with a lifestyle and value proposition that rewards specific buyer types. Six profiles below match life stages to neighborhoods, followed by the honest pros and trade-offs our team walks every client through.
Which Gibson Springs Sections Fit Your Buyer Type?
First-Time Buyers
- Entry townhomes and patio homes from the $350Ks
- FHA 3.5% and conventional 3% down both work here
- HOA dues as low as $40 monthly protect the budget
- Inspection diligence on 1993-era systems — roofs and HVAC
School-Driven Families
- Fay Herron ES (7/10) plus Doral Academy charter (9/10) nearby
- Gibson Springs Park and Cornerstone Park for weekends
- Solid CCSD campuses with Coronado HS option (9/10)
- Verify zone boundaries block by block before offering
California Relocators
- Zero Nevada state income tax vs 13.3% California top rate
- Median $431K sold — below what a central LA condo costs
- I-215 access puts airport 20 minutes away
- Central Henderson services without a master-plan premium
Downsizers
- Single-story floor plans available across multiple sections
- Galleria retail, St. Rose Hospital, Henderson civic campus in reach
- Light HOA dues with city-maintained parks
- Compare against dedicated 55+ communities first
Investors
- $1,900–$2,400 single-family rents with low HOA drag
- Entry pricing from $350K supports realistic yield math
- Established, liquid market in central Henderson
- Henderson short-term-rental rules are strict — plan long-term
Commuting Professionals
- Gibson Road to I-215: airport and Strip both 20 minutes
- Galleria retail and dining five minutes from any Gibson Springs address
- Water Street district 10 minutes east
- Errands handled without a freeway for most daily needs
Best Fit For
- First-time buyers — genuine entry points from the $350Ks with among the lightest HOA dues in Henderson and FHA-friendly pricing across the full plan.
- California relocators — attainable suburban living at $430K median — well below the coastal price of a comparable suburb — plus zero state income tax.
- School-driven families — solid CCSD campuses and Doral Academy charter (9/10) nearby, with parks and community streets built for family living.
- Downsizers — single-story originals on HOA-maintained streets, with healthcare, retail, and dining inside a five-minute radius.
- Investors — a 2,200-home established market with steady long-term rental demand, low HOA overhead, and entry pricing that supports yield.
- Commuters — the I-215 beltway via Gibson Road connects the airport and Strip in about 20 minutes each from a central Henderson address.
Ready to explore homes in Gibson Springs? Our team knows every section, school zone, and price tier in the community.
Start Your Home SearchPros
- Entry pricing from the $350Ks — the ZIP-area median of $499,999 undercuts Henderson's $548K citywide figure
- Among Henderson's lowest HOA dues — $40–$100 monthly with no gate fees or club mandates
- Central location: Galleria at Sunset 5 minutes, St. Rose Dominican Hospital 10 minutes, I-215 beltway via Gibson Road
- Henderson city services and safety — a city regularly ranked among America's safest large cities per FBI UCR comparisons
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Established parks: Gibson Springs Park in-community, Cornerstone Park fishing lake 5 minutes, Paseo Verde Park rec center nearby
Honest Considerations
- Aging housing stock — built from 1993 through the early 2000s, so roofs, HVAC, and water heaters need inspection attention
- School ratings are solid rather than elite — zoned campuses rate 6–7/10; charter options add quality but require lottery or application
- Almost no new construction — buyers wanting new builds must look to neighboring plans like Cadence
- ZIP-level statistics blend Gibson Springs with neighboring communities — comps demand local judgment
- Fewer master-plan amenities than Green Valley or Cadence — no golf course, no resort-style clubhouse
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Gibson Springs' Top 6 Sections Compare?
A like-for-like comparison of Gibson Springs' six most-searched sections — indicative price, lifestyle fit, and typical home size — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Gibson Springs Estates | ~$510,000 | ~$280 | 35 | ~35 | Premium · Large 4–5 BR |
| Gibson Springs Village | ~$440,000 | ~$270 | 30 | ~80 | Family · Core Sections |
| Warm Springs Area | ~$420,000 | ~$265 | 31 | ~45 | I-215 Access · Convenience |
| Park View | ~$445,000 | ~$272 | 29 | ~30 | Families · Park Proximity |
| Gibson Townhomes | ~$375,000 | ~$250 | 32 | ~25 | Entry · First-Time Buyers |
| Gibson Road Corridor | ~$410,000 | ~$262 | 33 | ~40 | Central · Single-Family |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89074/89014) — per-section medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Gibson Springs' Top Sections?
Submarket 1
Gibson Springs Estates
The upper tier of the community — larger 2,400–2,800 sq ft homes on premium lots with four to five bedrooms from the $475Ks. Best for families who need the space and are happy to stay in Gibson Springs for the long term.
Browse Gibson Springs Estates homes →~$510KMedian Price
35Days on Market
~35Active Listings
~$280Price / Sq Ft
Submarket 2
Gibson Springs Village
The heart of the community — a mix of single-story and two-story homes on HOA-maintained streets with mature landscaping. The default answer for families wanting the Gibson Springs location at a realistic budget.
Browse Gibson Springs Village homes →~$440KMedian Price
30Days on Market
~80Active Listings
~$270Price / Sq Ft
Submarket 3
Warm Springs Area
Southern sections near Warm Springs Road with the quickest freeway access in the community. Trade-off: more arterial noise than interior streets; reward: Galleria at Sunset and the I-215 both within five minutes.
Browse Warm Springs Area homes →~$420KMedian Price
31Days on Market
~45Active Listings
~$265Price / Sq Ft
Submarket 4
Park View
Sections adjacent to Gibson Springs Park — playground, basketball, and open green space a short walk from the front door. Popular with young families and buyers who value park-adjacent living.
Browse Park View homes →~$445KMedian Price
29Days on Market
~30Active Listings
~$272Price / Sq Ft
Submarket 5
Gibson Townhomes
The community's most affordable tier — attached townhomes and patio homes with HOA-covered exterior maintenance. The clearest first-time buyer entry point in the plan, with FHA financing working across the full range.
Browse Gibson Townhomes homes →~$375KMedian Price
32Days on Market
~25Active Listings
~$250Price / Sq Ft
Submarket 6
Gibson Road Corridor
Central single-family streets along the Gibson Road spine with the best access to Henderson's commercial and civic destinations. Interior streets away from the arterial itself run quieter than the address implies.
Browse Gibson Road Corridor homes →~$410KMedian Price
33Days on Market
~40Active Listings
~$262Price / Sq Ft
Submarket 7
Galleria & Central Henderson Corridor
The amenity engine Gibson Springs residents use daily: Galleria at Sunset's retail and dining, the St. Rose Dominican Hospital campus, Henderson's civic services, and the I-215 beltway connection to every valley destination. Owning anywhere in Gibson Springs puts this within five to ten minutes.
Browse Galleria & Central Henderson Corridor homes →5 minTo Galleria at Sunset
10 minTo St. Rose Hospital
20 minTo the Strip via I-215
3Parks within 10 minutes
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Gibson Springs
neighborhood fits?
BY ZIP CODE
What Does the Gibson Springs Market Look Like Across ZIPs 89074 & 89014?
Gibson Springs spans two Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents both as area corridors, each broader than the Gibson Springs community itself. The combined active count of 227 listings reflects both ZIPs sharing the overall area.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89074 | Central Henderson — Gibson Springs core · Green Valley North | ~$500K | ~$270 | 31 | ~140 | n/a* |
| 89014 | North Henderson — Gibson Springs edges · Original Green Valley area | ~$460K | ~$265 | 31 | ~87 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Combined active count of 227 reflects both ZIPs. Per-ZIP splits are modeled estimates; the MLS reports 89074/89014 jointly at a $499,999 area median. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Gibson Springs Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Gibson Springs faster than any brochure: a $499,999 ZIP-area median, 31 median days on market, 2,200+ established homes, and central Henderson location within five minutes of Galleria at Sunset.
$499,999
Median list price across the Gibson Springs ZIP area (89074/89014), June 2026.
Las Vegas REALTORS
$431,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
31
Median days from list to accepted offer — an accessible market with pace to match pricing discipline.
LVR / GLVAR, June 2026
227
Active ZIP-area listings in June 2026 — a healthy selection across townhomes to Gibson Springs Estates.
Las Vegas REALTORS
2,200+
Homes in the Gibson Springs community across approximately 400 acres.
Community records
1993
Year established — Lewis Homes began the community during Henderson's rapid growth era.
Community records
$40–$100
Monthly HOA dues — among Henderson's most affordable for an established community with parks and governance.
Community records
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY GIBSON SPRINGS
Why Does Gibson Springs Stand Apart From Its Henderson Peers?
Gibson Springs delivers central Henderson at a price below the citywide median — real suburban value that newer master plans rarely match. The five advantages below are each sourced to verifiable authorities: the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records.
- Community records / City of Henderson
Central Henderson without the premium
Gibson Springs sits minutes from Galleria at Sunset, St. Rose Dominican Hospital, and the I-215 beltway — a central location that competing master plans at higher price points can't match for value.
- Community records
Most affordable HOA in the area
HOA dues of $40–$100 monthly are among Henderson's lowest — parks and common areas maintained without a guard gate or club mandate adding to cost.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — particularly valuable on the community's attainable price base.
- FBI Uniform Crime Reporting
Henderson safety backbone
Henderson Police Department coverage and a city that regularly ranks among the safest large U.S. cities per FBI UCR data — without the gate-fee premium.
- Las Vegas REALTORS / GLVAR, June 2026
Built-out scarcity
No new construction can dilute a finished 2,200-home community — every new Henderson resident adds demand to fixed stock, which is the structural floor for resale values.
WHY BUY IN GIBSON SPRINGS
What Are the Top 10 Reasons to Buy a Home in Gibson Springs?
Gibson Springs' case rests on location and value, not marketing: central Henderson proximity, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and entry from the $350Ks in an established, finished community. Ten sourced reasons follow.
Entry pricing under Henderson's median
The $499,999 ZIP-area median list undercuts Henderson's $548K citywide figure — real value in a city known for quality of life.
Las Vegas REALTORS, June 2026
Zero state income tax
Nevada levies no personal income tax — meaningful 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 ownership costs over the long hold.
NRS 361.471
Among the lowest HOA dues in Henderson
Just $40–$100 monthly — parks and common areas covered without gate fees or club mandates adding to cost.
Community records
Galleria at Sunset, five minutes away
One of the valley's best retail and dining corridors within a five-minute drive — daily errands handled without touching a freeway.
Community records
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR comparisons.
FBI Uniform Crime Reporting
I-215 beltway via Gibson Road
Airport and Strip both about 20 minutes; Water Street district 10 — connected to every quadrant of the valley.
Community records
Established parks and green space
Gibson Springs Park, Cornerstone Park's lake and trails, and Paseo Verde Park's rec center all within a short drive.
City of Henderson
Solid CCSD schools with charter upgrades nearby
Fay Herron ES, Green Valley HS, plus Doral Academy charter (9/10) within reach for school-motivated families.
GreatSchools.org
Built-out scarcity
No new supply can dilute a finished 2,200-home community — demand only adds while inventory stays fixed.
U.S. Census / City of Henderson
New Construction
Who Builds New Homes In and Around Gibson Springs?
Gibson Springs itself is built out — the 2,200+ homes date from 1993 through the early 2000s and are all resale. The new-construction pipeline sits in neighboring Henderson plans, where national builders compete on incentives that change monthly. Verify current communities and offers before you write anything.
Family & Mid-Market
Lennar
High-volume alternative to Gibson Springs resale
First-Time & Family
DR Horton
Entry-level new builds near Gibson Springs price tier
First-Time & Family
KB Home
Personalized entry-level new construction nearby
Family
Richmond American
Value-oriented Henderson construction
First-Time & Family
Century Communities
Entry-level new construction near the Gibson Springs area
Outdoor Recreation
What Outdoor Amenities Does Gibson Springs Offer?
Community parks, a fishing lake, and paved walking paths — Gibson Springs' outdoor life is practical suburban rather than rugged desert. The City of Henderson maintains Gibson Springs Park inside the community, Cornerstone Park a short drive away adds a fishing lake and dog park, and Paseo Verde Park covers a full recreation center and pool.
IN-COMMUNITY
Gibson Springs Park
~8 acresPlayground · Basketball · PathsFree
The community's own park — basketball courts, playgrounds, picnic areas, and open green space on Warm Springs Road. The family hub for the plan's core sections.
5 MIN
Cornerstone Park
~25 acresLake · Trails · Dog parkFree
Henderson's beloved fishing lake park with walking trails, a dog park, playground, and picnic areas — Wigwam Parkway, five minutes from Gibson Springs.
5 MIN
Paseo Verde Park
~30 acresRec center · Pool · Sports fieldsFree / programs
A full recreation center, swimming pool, tennis courts, and sports fields — one of Henderson's best park destinations just minutes from the community.
5 MIN
Galleria at Sunset trails & plaza
Open-air centerWalking · Dining · EventsFree
One of the valley's best retail and dining corridors with outdoor plaza walking, seasonal events, and a full range of restaurants — the community's social anchor.
10 MIN
Pittman Wash Trail
Paved greenbeltWalking · Running · CyclingFree
The paved wash trail threading through central Henderson — accessible from Gibson Springs for longer runs and bike rides away from arterial traffic.
20 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking twenty minutes east via Lake Mead Parkway.
10 MIN
Whitney Mesa trails
Desert mesaHiking · BikingFree
Desert single-track and mesa-top views on the northern Henderson edge — the quickest true-desert escape from the central corridor.
10 MIN
Henderson Bird Viewing Preserve
140 acresBirding · WalkingFree
A network of freshwater ponds and walking paths drawing more than 200 bird species — a peaceful counterpoint to Galleria shopping, ten minutes east.
The Gibson Springs Lifestyle
What Does a Weekend in Gibson Springs Look Like?
Three everyday moods within a short drive of each other: a morning loop at Cornerstone Park's lake, Saturday shopping and lunch at Galleria at Sunset, and an evening walk through the community's HOA-maintained streets — with Henderson's parks network per the City of Henderson threading the whole plan together.
~400Community Acres
1993Year Established
5 minTo Galleria at Sunset
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Gibson Springs Homes This Weekend?
Most weekends bring multiple open houses across Gibson Springs' 227 active ZIP-area listings — from entry townhomes in the $350Ks to Gibson Springs Estates four-bedroom homes. Well-priced homes under $430,000 go under contract relatively quickly per Las Vegas REALTORS pace data. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend tour.
Quick Answer
What does an HOA cost in Gibson Springs?
Gibson Springs HOA fees run $40–$100 per month — among Henderson's most affordable. Most single-family sections fall in the $40–$70 range, covering common-area landscaping and parks; townhome clusters run closer to $80–$100 and may include exterior-maintenance coverage. There is no mandatory golf or club membership. Always pull the resale package during escrow — dues, reserve study, transfer fees, and any special-assessment history — to verify the exact amount for your specific section.
Moving to Gibson Springs
Should I Move to Gibson Springs?
Every month, households from California discover that the safe, school-zone suburb priced out of reach on the coast 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 funds most Gibson Springs relocations.
Why Buyers Are Choosing Gibson Springs in Henderson
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone. Gibson Springs adds the suburb argument: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, HOA dues as low as $40 monthly, and central Henderson access within minutes of Galleria at Sunset, St. Rose Dominican Hospital, and the I-215 beltway.
At a $430,000 budget, Los Angeles buyers are looking at a very small condo or a distant-exurb starter home. That same budget in Gibson Springs secures a three- or four-bedroom single-family home in an established community with parks, walkable streets, and solid CCSD schools — with Nevada's zero state income tax, light HOA dues, and a 20-minute commute to the Strip built in.
According to Las Vegas REALTORS, the median list price across the Gibson Springs ZIP area (89074/89014) is $499,999. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and the Galleria at Sunset is five minutes from most Gibson Springs addresses.
Gibson Springs runs on healthcare, retail, education, and city government: St. Rose Dominican Hospital about ten minutes away, the Galleria at Sunset retail corridor five minutes, Henderson's civic campus nearby, and the Strip employment core and Harry Reid International Airport roughly 20 minutes via the I-215.
Cost of Living Snapshot — Gibson Springs vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one families care about most: a solid school zone and established suburban home priced here from $350K starts well above $900K near comparable Los Angeles campuses.
| Metric | Gibson Springs, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $499,999 (ZIP area) | ~$900K+ |
| Established-Community Entry | $350Ks (townhomes/patio homes) | $800K+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Gibson Springs Rental Market — Rent vs. Own
Single-family homes typically rent for about $1,900–$2,400 monthly and townhomes for $1,600–$1,900, with the light HOA dues of $40–$100 protecting investor cash flow. The depth is the story: 2,200+ homes in an established plan keeps the resale market liquid, which rewards owners over a 5+ year hold. Short-term rentals are tightly regulated by the City of Henderson — read the rules before underwriting nightly income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Gibson Springs? Our team 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 Gibson Springs in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most Gibson Springs 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 Gibson Springs fits: $350K–$390K entry townhomes, $390K–$450K family singles, $450K–$510K larger four-bedroom homes, or Gibson Springs Estates approaching $550K. Each carries different vintage, lot size, and dues profiles.
Get pre-approved — price-tier aware
Conventional, FHA, and VA all work across the community's full price range. Entry-tier homes under $430,000 move at 31 median days — get fully underwritten before touring to move quickly when the right home appears.
Hire a Gibson Springs specialist
ZIP-level comps blend Gibson Springs with neighboring communities, and school boundaries shift at street level. Work with an agent who knows which sections carry which zones, dues structures, and build years.
Tour in person or virtually
Walk a townhome section, a Park View street near Gibson Springs Park, and a Gibson Springs Estates home in one afternoon — the community's price tiers feel genuinely different. Virtual tours work well for out-of-state buyers.
Write and negotiate the offer
Entry-tier homes need clean, fast terms; dated originals needing work reward inspection-based negotiation. The specific block and condition determine the strategy.
Inspection, HOA docs & appraisal
The community dates to 1993: budget for roofs, HVAC, water heaters, and any repipe history. Pull the resale package — dues, reserves, CC&Rs — for every HOA section.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding, plus a few extra 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 — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Gibson Springs-Area Economy?
Gibson Springs runs on Henderson's job base: healthcare at St. Rose Dominican, retail at Galleria at Sunset, and city government — all within 10 minutes. According to the U.S. Bureau of Labor Statistics, the metro labor market remains strong, and Henderson's $88,654 median income runs about 20% above the Clark County figure.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
5 minTo Galleria at Sunset employment corridorCommunity records
20 minTo airport & I-215 job corridorsVia Gibson Road to I-215
Top Gibson Springs-Area Employers
- St. Rose Dominican Hospital (Siena campus)Healthcare anchor about 10 minutes from Gibson Springs — a major employer for the central Henderson area
- Galleria at Sunset corridorRegional mall, anchor retailers, and the Sunset Road retail strip — one of the valley's largest suburban employment corridors
- City of HendersonMunicipal campus and city services — Henderson is consistently one of Nevada's largest public employers
- Clark County School District (local campuses)Fay Herron ES, Jack Lund Schofield MS, Green Valley HS, and charter campuses in the area
- Henderson civic and services corridorCity offices, courts, libraries, and the Water Street revitalization district about 10 minutes east
- Strip and convention employmentAbout 20 minutes via I-215 to the valley's largest employment sector — hotel, gaming, convention, and hospitality jobs
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Gibson Springs Compare to Henderson, Cadence & Green Valley?
If you're weighing Gibson Springs against the valley's other established and newer addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Gibson Springs wins on price and HOA dues, Cadence on new construction and master-plan amenities, Green Valley on school ratings and legacy depth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Gibson Springs | Henderson | Cadence | Green Valley |
|---|---|---|---|---|
| Median List Price | $499,999 (ZIP area) | $548K | $540K (ZIP area) | $535K (ZIP area) |
| Active Listings | 227 (ZIP area) | 2,460 | 687 (ZIP area) | 719 (ZIP area) |
| Days on Market | 31 | 21 | 40 | 27 |
| HOA Dues | $40–$100/mo | Varies | $80–$200/mo | $30–$300/mo |
| Established | 1993 | 1953 (incorporated) | 2018 (master plan) | 1978 |
| New Construction | None — built out | Very High (newer plans) | Active — multiple builders | Minimal — built out |
| Guard-Gated | No | Some communities | No | Some enclaves |
| Best For | Affordability · Central access · Value | Families · Safety · Variety | New builds · Modern amenities | Schools · Maturity · Value ladder |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Gibson Springs income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Gibson Springs Cost You Each Month?
A $431,000 ZIP-area median Gibson Springs purchase runs about $3,148 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting, and budget the light HOA tiers that make Gibson Springs one of Henderson's most affordable-to-own established communities.
Payment Estimator
Estimate Your Gibson Springs Payment
$3,311
Estimated Monthly Payment
- Principal & Interest$2,581
- Property Tax$219
- Insurance$150
- HOA$200
- PMI$162
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 Gibson Springs right now?
Central Henderson rental demand keeps Gibson Springs rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, a built-out community with fixed supply and low HOA overhead tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,148 / mo
- Principal & Interest
- $2,579
- Property Tax (~0.6%)
- $215
- Homeowners Insurance
- $100
- HOA (community average)
- $65
- PMI (10% down)
- $189
5-year net cost:~$120,000
Equity built:~$108,000
RENT (GIBSON SPRINGS MEDIAN)
$2,100 / mo
- Median Gibson Springs Rent
- $2,100
- Renters Insurance
- $18
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$137,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area median Gibson Springs home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $108,000 in equity (including the down payment) while the renter walks away with none. A built-out community with 2,200+ homes and no new supply gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $65/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Section Tier
Gibson Springs runs one of Henderson's lightest HOA structures — no guard gate, no club mandate, and no master association billing every household. Dues are set section by section. Verify the exact dues, reserves, and CC&Rs for your specific address in escrow.
Single-Family Core Sections
$40–$70 / mo
Gibson Springs Village & Gibson Road Corridor
$40–$70
Includes:
Common-area landscaping, community parks, neighborhood governance
Park View sections
$50–$75
Includes:
Park maintenance, walkways, community standards
Gibson Springs Estates & Premium Sections
$60–$100 / mo
Gibson Springs Estates (larger homes)
$60–$100
Includes:
Common landscaping, community standards, shared open space
Warm Springs Area sections
$50–$80
Includes:
Common areas, community park maintenance
Townhome & Attached Home Sections
$70–$100 / mo
Gibson Townhomes
$75–$100
Includes:
Exterior maintenance, common area landscaping, building standards
Patio home clusters
$70–$95
Includes:
Shared exterior and landscape maintenance
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Gibson Springs?
Gibson Road connects directly to the I-215 beltway, and Warm Springs Road gives east-west surface access across central Henderson — most households reach daily errands without a freeway. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, and Gibson Springs' central position typically beats that figure for local destinations.
Drive Times from Gibson Springs
- 5 minGalleria at SunsetSunset Rd / Green Valley Pkwy
- 1-3 minGibson Springs ParkIn-community, Warm Springs Rd
- 5 minCornerstone ParkWigwam Pkwy
- 10 minSt. Rose Dominican Hospital (Siena)I-215 / Eastern Ave
- 10 minWater Street (downtown Henderson)Lake Mead Pkwy east
- 20 minHarry Reid Intl AirportI-215 west → I-15
- 20 minLas Vegas StripI-215 → I-15 north
- 25 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Gibson Springs?
Most Gibson Springs purchases close in 30 to 45 days — Nevada closes through escrow, not attorneys. Cash deals close in 7–14 days. Financed buyers add time for appraisal; HOA sections add days for resale-package delivery. The 1993-era stock means inspectors sometimes flag roofs and HVAC — build response time into your offer timeline.
Quick Answer
What down payment do you need to buy in Gibson Springs?
Most Gibson Springs buyers put down 3.5% to 20%. FHA loans allow 3.5% across the community's $350K–$550K price range, conventional loans start at 3% for qualified buyers, and VA loans allow 0% for eligible veterans — a strong advantage given Henderson's military-connected buyer pool. On a $431,000 median sold price, plan roughly $15,085 (3.5%) to $86,200 (20%); entry townhomes near $350,000 need as little as $10,500 FHA down. Jumbo financing does not apply inside this plan.
Gibson Springs FAQ — 18 Answers
What Do Gibson Springs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Gibson Springs?
Across the Gibson Springs ZIP area (89074/89014), the median list price is about $499,999 per Las Vegas REALTORS MLS data, with a $431,000 closed median over the past hundred days. Inside the plan, pricing spans attached townhomes and patio homes from the $350Ks, core single-family homes in the $400Ks, and the largest Gibson Springs Estates four- and five-bedroom homes approaching $550,000. That spread makes it one of Henderson's most accessible established communities.
Is Gibson Springs a good place to live?
Yes — Gibson Springs is one of Henderson's most practical family addresses. Central location puts Galleria at Sunset five minutes away, St. Rose Dominican Hospital about ten, and the I-215 beltway within easy reach via Gibson Road. Low HOA dues of $40–$100 monthly, solid CCSD schools, community parks, and Henderson's citywide safety ranking all favor it — especially for first-time buyers and families who want proven suburban living without the premium price of newer master plans.
What are the best neighborhoods in Gibson Springs?
For families wanting park access: Park View sections adjacent to Gibson Springs Park. For the most affordable entry: Gibson Townhomes from the $350Ks with low-maintenance living. For larger floor plans: Gibson Springs Estates with 2,400–2,800 square feet and four to five bedrooms from the $475Ks. For central convenience: the Gibson Road Corridor sections closest to Galleria at Sunset. The core Gibson Springs Village streets offer the best mix of lot size, maturity, and pricing around $400K.
What is the average days on market in Gibson Springs?
Homes sold across the Gibson Springs ZIP area over the past hundred days took a median of about 31 days from list to accepted offer per Las Vegas REALTORS MLS statistics — and 227 active listings are available across the area right now. Well-priced homes under $430,000 in established family sections move faster; larger Gibson Springs Estates homes and dated originals needing updates sit closer to or above the area median. Pricing to the actual comparable drives speed here.
What are property taxes like in Gibson Springs?
Low by national standards. Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $430,000 purchase, plan around $2,500–$3,000 per year. One Gibson Springs note: the community was built from 1993 through the early 2000s, so long-held homes may carry abated tax bills that reset to current assessed value after sale — verify with the Assessor before budgeting.
Are there HOA fees in Gibson Springs?
Yes, but very modest. HOA dues in Gibson Springs run approximately $40–$100 per month — among the most affordable in Henderson — covering common-area landscaping, community parks, and neighborhood governance. Townhome sections may carry slightly higher fees that include exterior maintenance. There is no guard gate adding to that cost. Always pull the full resale package — dues, reserve study, CC&Rs, and any special-assessment history — during escrow to avoid surprises.
What is the cost of living in Gibson Springs?
Very attainable for Henderson. The ZIP-area median list price near $499,999 sits about $50K below Henderson's citywide $548K median per Las Vegas REALTORS, HOA dues are among the valley's lightest at $40–$100 monthly, and Nevada's zero state income tax stretches every household budget. Day-to-day costs — groceries, utilities, dining — track the rest of Clark County, while Galleria at Sunset, St. Rose Dominican Hospital, and the Henderson civic corridor keep daily errands inside a five-minute radius.
What are the schools like in Gibson Springs?
Gibson Springs feeds into Clark County School District campuses including Fay Herron Elementary (7/10 on GreatSchools), Jack Lund Schofield Middle School (6/10), and Green Valley High School (7/10). Charter options in reach include Doral Academy of Nevada (9/10) and Somerset Academy (8/10), with Henderson International School in the private tier. School zones vary block by block across the community — verify the exact zoning for any specific address before writing an offer, as zone boundaries do not always follow street-level intuition.
Is Gibson Springs a good place for families?
Yes — it's one of Henderson's most consistent family addresses. Gibson Springs Park provides basketball courts, playgrounds, and open green space inside the community; Cornerstone Park a short drive away adds a fishing lake, dog park, and walking trails; and Paseo Verde Park covers a full recreation center and pool. Solid CCSD schools, walkable park paths, HOA-governed streets, and Henderson's citywide top-10 safety ranking create the suburban environment families are looking for at a realistic price.
What is the rental market like in Gibson Springs?
Steady and investor-friendly. Single-family homes in the Gibson Springs ZIP area typically rent for about $1,900–$2,400 monthly, with the low HOA dues of $40–$100 preserving cash flow that tighter-dues communities erode. Entry pricing from the $350Ks gives investors a realistic yield at current rents. The City of Henderson regulates short-term rentals tightly — verify the current rules before underwriting nightly income. Long-term residential rental demand in central Henderson remains consistent given the location and school access.
Is there new construction in Gibson Springs?
No — Gibson Springs finished building out from 1993 through the early 2000s, and the 2,200+ homes are overwhelmingly resale. Occasional turnover brings updated kitchens and renovated baths to market, but there are no active builder phases. Buyers who want new construction near the same price points should compare Henderson's Cadence master plan, which has multiple national builders competing about fifteen minutes east — then weigh new-build warranties against Gibson Springs' mature landscaping, established parks, and proven central location.
What amenities does Gibson Springs offer?
Inside the community: Gibson Springs Park with basketball courts, playgrounds, and walking paths; tree-lined streets with HOA-maintained common areas; and a range of townhome to single-family configurations. Minutes away: Galleria at Sunset (5 min) for major retail and dining, Cornerstone Park (5 min) for fishing and trails, St. Rose Dominican Hospital (10 min), and Henderson's Water Street civic corridor (10 min). The I-215 beltway via Gibson Road connects the whole valley within 20 minutes.
How is the commute from Gibson Springs?
Excellent for central Henderson. Gibson Road connects directly to the I-215 beltway, putting Harry Reid International Airport about 20 minutes away and the Las Vegas Strip roughly 20 minutes via I-215 to I-15. The Galleria at Sunset is five minutes, Water Street district ten, and St. Rose Dominican Hospital about ten minutes via surface streets. Most households handle daily errands — groceries, school drop-off, medical appointments — without touching a freeway, a genuine quality-of-life advantage.
Is Gibson Springs safe?
Yes. Gibson Springs is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The community's established, owner-occupied streets and HOA governance keep the residential environment quiet. Within the plan, typical incidents track Henderson's suburban profile — occasional property matters rather than violent crime — making it a comfortable neighborhood for families and individuals alike.
What should I know before buying in Gibson Springs?
Four things move money here. First, vintage: the stock dates to 1993–early 2000s, so roofs, HVAC systems, and water heaters belong in your inspection budget. Second, ZIP overlap: 89074 and 89014 both contain Gibson Springs inventory alongside other communities — pull comparable sales carefully. Third, school-zone boundaries shift at street level — verify before offering if a specific campus matters. Fourth, tax resets: long-held homes re-set to current assessed value after sale. An agent who knows the blocks earns the commission.
What down payment do you need to buy in Gibson Springs?
Most Gibson Springs buyers put down 3.5% to 20%. FHA loans allow 3.5% across the community's $350K–$550K price range, conventional loans start at 3% for qualified buyers, and VA loans allow 0% for eligible veterans — a strong advantage given Henderson's military-connected buyer pool. On a $430,000 median sold price, plan roughly $15,050 (3.5%) to $86,000 (20%); entry townhomes near $350,000 need as little as $10,500 FHA down. Jumbo financing does not apply inside this plan.
What does an HOA cost in Gibson Springs?
Gibson Springs HOA fees run $40–$100 per month — among Henderson's most affordable. Most single-family sections fall in the $40–$70 range, covering common-area landscaping and parks; townhome clusters run closer to $80–$100 and may include exterior-maintenance coverage. There is no mandatory golf or club membership. Always pull the resale package during escrow — dues, reserve study, transfer fees, and any special-assessment history — to verify the exact amount for your specific section.
How long does it take to close on a home in Gibson Springs?
Most Gibson Springs purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling; HOA sections add a few days for resale-package delivery. The community's 1993–2000s vintage stock means inspectors occasionally flag deferred maintenance on roofs, HVAC, and water heaters, so build inspection-response time into your timeline on any original-condition home.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Gibson Springs?
The eight questions Gibson Springs buyers actually search — answered with specifics you can verify: community facts from the City of Henderson, ZIP-area prices from Las Vegas REALTORS MLS data, school ratings from GreatSchools, and property-tax detail from the Clark County Assessor. Check every figure.
Is Gibson Springs part of Henderson?
Yes. Gibson Springs is a standalone established community inside the City of Henderson, with Henderson police, fire, water, and full city services. Addresses say Henderson, NV — "Gibson Springs" is the community name, not a separate municipality, with no parent master plan above it.
What ZIP codes cover Gibson Springs?
Gibson Springs spans ZIPs 89074 and 89014 in central Henderson near Gibson Road and Warm Springs Road. The community sits across both ZIPs, so searching either — or both — returns current inventory. ZIP-level statistics always blend in some neighboring territory from the same postal zone.
Does Gibson Springs have a community pool?
Not a dedicated community pool — the HOA covers parks and common areas rather than a resort-style amenity center. Paseo Verde Park about five minutes away offers a public pool, rec center, and tennis courts through the City of Henderson, and multiple fitness clubs within ten minutes add private-pool access.
How old are homes in Gibson Springs?
Most homes were built from 1993 through the early 2000s by Lewis Homes and subsequent national builders. Expect practical floor plans of 1,200 to 2,800 square feet with two-car garages on fully established streets. Age the inspection accordingly: roofs, HVAC, water heaters, and any pool equipment on 25-to-30-year-old systems need careful review.
Is Gibson Springs walkable?
By Las Vegas standards, moderately. Internal paths connect to Gibson Springs Park and neighboring streets, and Galleria at Sunset is a short drive rather than a walk for most of the community. The plan is fundamentally suburban — most households drive for daily errands. Cornerstone Park and community paths support recreational walking easily.
How far is Gibson Springs from the Strip?
About 10 miles — plan roughly 20 minutes via Gibson Road to the I-215 beltway then I-15 north, depending on time of day. Harry Reid International Airport is similar in distance, also about 20 minutes. The Galleria at Sunset is much closer — five minutes by surface streets.
Is Gibson Springs a good investment?
The fundamentals are solid: a built-out 2,200-home community with no new supply to dilute values, central Henderson location five minutes from Galleria at Sunset, low HOA dues at $40–$100 preserving cash flow, and 227 active ZIP-area listings showing market liquidity. Returns depend on the specific buy price and hold period — as always.
What is the price per square foot in Gibson Springs?
Across the Gibson Springs ZIP area, the median sold price runs approximately $269 per square foot based on recent transactions per Las Vegas REALTORS data — consistent with the $431,000 median sold price against typical 1,200–2,800 square foot floor plans. Gibson Springs Estates larger homes command a slight premium; townhomes and patio homes land at the lower end of the range.
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6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the Nevada Real Estate Group team have closed thousands of Henderson and Las Vegas transactions since 2009 — and in a community where school-zone boundaries and vintage-stock due diligence move money, knowing the blocks matters. Call (702) 637-1759 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Gibson Springs?
Six communities within 30 minutes of Gibson Springs — each card pairs drive time from Gibson Road with median pricing, so you can judge whether a neighboring plan's amenities, newer construction, or stronger school ratings (Green Valley Ranch, Cadence) justify paying above the Gibson Springs $499,999 ZIP-area median.
A–Z INDEX
Which Gibson Springs Sections Can You Explore A–Z?
Seven named sections — plus the Henderson parent city — span Gibson Springs' approximately 400 acres. Each is indexed below for orientation; our team can pull current listings, section-specific HOA dues ranging from $40 to $100 monthly, school-zone boundaries, and typical build years on request.
G
- Gibson Road Corridor
- Gibson Springs Estates
- Gibson Springs Park area
- Gibson Springs Village
- Gibson Townhomes
P
- Park View
W
- Warm Springs Area
KEEP LEARNING
What Else Should You Read About Gibson Springs?
These guides extend the research most Gibson Springs buyers do next — understanding the broader Henderson market, comparing established communities, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Gibson Springs' ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Gibson Springs Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 89074/89014 are broader than the Gibson Springs community — so area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active-listing counts for the Gibson Springs ZIP area (89074/89014). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Gibson Springs is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental regulations. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national safety comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Gibson Springs area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — Zero state income tax and property tax structure in Nevada. tax.nv.gov
- Clark County GIS — ZIP code boundary data used for community scope framing. clarkcountynv.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026