California Relocators
- View-lot elevation at $600K–$1M vs $2M+ coastal comparable
- Zero Nevada state income tax vs California's 13.3% max
- GVR Resort five minutes away — borrowed luxury, not club fees
- 3% property-tax cap under NRS 361.4723
Green Valley Highlands, Henderson
Green Valley Highlands Homes For Sale
Nevada's #1 team for Green Valley Highlands real estate. Search Henderson's elevated $500K–$1M premium subdivision — valley views, top school zones, resort proximity, and live MLS data across ZIPs 89052 and 89012.
Where Can I Find Green Valley Highlands Homes for Sale?
The Green Valley Highlands ZIP area (89052/89012) carried 342 active listings in June 2026 per NREG’s MLS analysis MLS data — ranging from $500K single-story homes to $1M+ elevated-lot properties. Both ZIPs are shared with Seven Hills, Anthem, and MacDonald Highlands, so figures reflect a broader corridor. Newest Highlands listings appear below, refreshed daily.
Homes for sale in ZIP 89052 near Green Valley Highlands
- 1110 Echo Pass Street, Henderson 89052 — $689,000 · 5 bd · 3.5 ba · 3,055 sq ft · Courtesy of BHHS Nevada Properties
- 2398 Sunburst View Street, Henderson 89052 — $850,000 · 4 bd · 3.5 ba · 3,128 sq ft · Courtesy of Keller Williams MarketPlace
- 2418 Taragato Avenue, Henderson 89052 — $639,995 · 4 bd · 3 ba · 2,216 sq ft · Courtesy of RE/MAX Advantage
- 8 Pine Hollow Drive, Henderson 89052 — $2,445,000 · 4 bd · 3.5 ba · 3,374 sq ft · Courtesy of IS Luxury
- 700 Carnegie Street, Unit 1421, Henderson 89052 — $265,000 · 2 bd · 2 ba · 1,042 sq ft · Courtesy of Realty ONE Group, Inc
- 2058 Poetry Avenue, Henderson 89052 — $834,900 · 4 bd · 3 ba · 2,561 sq ft · Courtesy of Luxury Estates International
- 4 El Macero Court, Henderson 89052 — $2,299,999 · 4 bd · 3 ba · 3,216 sq ft · Courtesy of Boeckle & Co.
- 2142 Alyssa Jade Drive, Henderson 89052 — $479,900 · 2 bd · 2 ba · 1,496 sq ft · Courtesy of Realty ONE Group, Inc
- 1646 Sebring Hills Drive, Henderson 89052 — $745,000 · 2 bd · 2 ba · 2,200 sq ft · Courtesy of Realty ONE Group, Inc
- 2779 Hera Heights CT, Henderson 89052 — $899,000 · 5 bd · 3.5 ba · 3,468 sq ft · Courtesy of MS Luxury Homes, Inc
- 3059 Blazing Creek Way, Henderson 89052 — $599,900 · 4 bd · 2 ba · 2,094 sq ft · Courtesy of Realty ONE Group, Inc
- 2555 Swans Chance Avenue, Henderson 89052 — $568,000 · 4 bd · 2.5 ba · 1,820 sq ft · Courtesy of Realty ONE Group, Inc
- 1 Darcy Court, Henderson 89052 — $1,675,000 · 3 bd · 2.5 ba · 3,216 sq ft · Courtesy of Real Broker LLC
- 2851 Scotts Valley Drive, Henderson 89052 — $1,285,000 · 3 bd · 3.5 ba · 2,769 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 1693 Ravanusa Drive, Henderson 89052 — $760,000 · 5 bd · 4 ba · 2,855 sq ft · Active Under Contract · Courtesy of Win Win Real Estate
- 792 Valley Rise Drive, Henderson 89052 — $599,900 · 5 bd · 3 ba · 2,244 sq ft · Courtesy of Realty ONE Group, Inc
- 2964 Via Della Amore, Henderson 89052 — $745,000 · 3 bd · 3 ba · 2,110 sq ft · Courtesy of Century 21 Elevate
- 936 Lotus Falls Street, Henderson 89052 — $524,000 · 3 bd · 2.5 ba · 1,780 sq ft · Courtesy of eXp Realty
- 2162 Maple Heights Court, Henderson 89052 — $449,555 · 2 bd · 2 ba · 1,320 sq ft · Courtesy of Windermere Anthem Hills LLC
- 2447 Kaymin Ridge Road, Henderson 89052 — $639,000 · 4 bd · 3 ba · 2,528 sq ft · Courtesy of BHHS Nevada Properties
- 1131 Hidden Mist Street, Henderson 89052 — $850,000 · 4 bd · 2.5 ba · 2,720 sq ft · Courtesy of BHHS Nevada Properties
- 985 Sparkling Light Street, Henderson 89052 — $480,000 · 4 bd · 3 ba · 1,890 sq ft · Courtesy of LPT Realty, LLC
- 2587 Deora Way, Henderson 89052 — $509,900 · 2 bd · 2 ba · 2,096 sq ft · Courtesy of Coldwell Banker Premier
- 878 Blue Rosalie Place, Las Vegas 89052 — $299,900 · 2 bd · 2.5 ba · 1,405 sq ft · Courtesy of RE/MAX CENTRAL
Homes for rent in ZIP 89052 near Green Valley Highlands
- 1141 Via Navona, Henderson 89052 — $1,965/month · 3 bd · 2.5 ba · 1,680 sq ft · Courtesy of Key Property Management LLC
- 2555 Hampton Road, Unit 11203, Henderson 89052 — $2,300/month · 2 bd · 2 ba · 1,459 sq ft · Courtesy of RE/MAX Advantage
- 3717 Canis Minor Lane, Unit 11206, Henderson 89052 — $1,850/month · 2 bd · 2.5 ba · 1,436 sq ft · Courtesy of GRR Property and Management
- 2272 Pacini Court, Henderson 89052 — $2,895/month · 3 bd · 3.5 ba · 2,829 sq ft · Courtesy of Elizabeth A Leone
- 11144 ABBEYFIELD ROSE Drive, Henderson 89052 — $1,595/month · 2 bd · 2.5 ba · 1,170 sq ft · Courtesy of Oishi's Property Management
- 3177 Majestic Shadows Avenue, Henderson 89052 — $2,975/month · 3 bd · 2.5 ba · 2,127 sq ft · Courtesy of iProperties International
- 11 Morninglow Pass, Henderson 89052 — $5,995/month · 5 bd · 3.5 ba · 3,848 sq ft · Courtesy of HomeSmart Encore
- 2406 Miki Court, Henderson 89052 — $2,225/month · 3 bd · 2.5 ba · 1,687 sq ft · Courtesy of Executive Realty Services
- 2305 W Horizon Ridge Parkway, Unit 1521, Henderson 89052 — $1,615/month · 3 bd · 2 ba · 1,224 sq ft · Courtesy of Black & Cherry Real Estate
- 2273 Pacini Court, Henderson 89052 — $2,650/month · 3 bd · 2.5 ba · 2,829 sq ft · Courtesy of Annex Properties
- 2305 W Horizon Ridge Parkway, Unit 1721, Henderson 89052 — $1,650/month · 3 bd · 2 ba · 1,224 sq ft · Courtesy of My Realty 2
- 3194 Castle Canyon Avenue, Henderson 89052 — $2,595/month · 3 bd · 2.5 ba · 1,958 sq ft · Courtesy of Vegas Realty Experts
- 3070 Whispering Crest Drive, Henderson 89052 — $2,750/month · 4 bd · 3 ba · 2,777 sq ft · Courtesy of A-Me Realty & Property Mgmt
- 700 Carnegie Street, Unit 411, Henderson 89052 — $1,490/month · 2 bd · 2 ba · 1,042 sq ft · Courtesy of Key Property Management LLC
- 275 Spectacular Street, Henderson 89052 — $3,499/month · 3 bd · 2.5 ba · 2,090 sq ft · Courtesy of LPT Realty, LLC
- 3159 Hazy Hills Avenue, Henderson 89052 — $3,200/month · 5 bd · 3 ba · 3,058 sq ft · Courtesy of BHHS Nevada Properties
- 2760 Saigon Drive, Henderson 89052 — $2,565/month · 3 bd · 2.5 ba · 1,584 sq ft · Courtesy of Keller Williams MarketPlace
- 1132 Casetto Ct CT, Henderson 89052 — $2,000/month · 3 bd · 2.5 ba · 1,390 sq ft · Courtesy of Realty ONE Group, Inc
- 2291 W Horizon Ridge Parkway, Unit 1101, Henderson 89052 — $1,500/month · 2 bd · 2 ba · 966 sq ft · Courtesy of Shelter Realty, Inc
- 2146 Sunset Vista Avenue, Henderson 89052 — $2,195/month · 3 bd · 2 ba · 1,188 sq ft · Courtesy of Faranesh Real Estate
- 10855 Ackers Drive, Henderson 89052 — $1,780/month · 3 bd · 2.5 ba · 1,977 sq ft · Courtesy of PropertyMax Group LLC
- 918 Blushing Rose Place, Henderson 89052 — $1,472/month · 2 bd · 2.5 ba · 1,339 sq ft · Courtesy of PropertyMax Group LLC
- 2555 HAMPTON Road, Unit 10202, Henderson 89052 — $2,100/month · 2 bd · 2 ba · 1,511 sq ft · Courtesy of BHHS Nevada Properties
- 762 Elstree Court, Henderson 89052 — $2,800/month · 3 bd · 3 ba · 1,985 sq ft · Courtesy of Century 21 1st Priority Realty
See all listings in Henderson, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 11:27 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP AREA 89052/89012)
$667K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
HOMES IN THE PLAN
2,000+
Community records
ESTABLISHED
1998
American Nevada Corporation / Various
DAYS ON MARKET (ZIP 89052)
39
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Green Valley Highlands at a Glance?
Green Valley Highlands is the elevated 400-acre section of Henderson's Green Valley master plan — 2,000-plus homes built 1998–2006 with terrain rising toward the McCullough Range for valley and Strip views. ZIP area 89052/89012 shows a $667,000 median list price and a 39-day pace per City of Henderson. A premium subdivision inside a proven NREG’s MLS analysis-served master plan.
- The parent plan: Green Valley Highlands is a premium section of Green Valley, Henderson's original 8,400-acre master plan established in 1978 — the Highlands portion built from 1998, adding elevation and views to the proven platform.
- The price ladder: $500K entry single-story homes at the base of the slope through $700K–$1M+ on elevated view lots — the Highlands commands a consistent per-square-foot premium over valley-floor Green Valley sections.
- Schools: Vanderburg Elementary rates 8/10 on GreatSchools; Doral Academy charter rates 9/10. Zone boundaries shift by address across the 400-acre plan — verify before offering.
- Market pace: ZIP-area median DOM of 24 days with 342 active listings in June 2026 — a fast, competitive corridor where well-priced view-lot homes rarely sit through a second weekend.
- City backbone: Henderson police, fire, and city services; Green Valley Ranch Resort five minutes away; The District shopping five minutes; Harry Reid Airport fifteen minutes via I-215.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Henderson
PRICE DISTRIBUTION
How Many Green Valley Highlands Homes Sell in Each Price Range?
Median list price across the Green Valley Highlands ZIP area (89052/89012) sits at $667,000 per NREG’s MLS analysis October 2026 MLS data, but the plan spans from $500K entry single-story homes to $1M-plus view-lot properties. The bands below show our modeled split of the area's 342 active listings, accounting for inventory from neighboring Seven Hills and Anthem sharing these ZIPs.
Browse Green Valley Highlands Listings
How Can You Find a Green Valley Highlands Home by Elevation Tier, Lifestyle & Price?
The Green Valley Highlands area's 342 active listings break down into six elevation tiers, two primary property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from NREG’s MLS analysis MLS data across ZIPs 89052 and 89012.
Which Green Valley Highlands Sub-Neighborhoods Should You Explore?
The Highlands' 400 acres organize by elevation, orientation, and lot size — each tier has a distinct price profile. The cards below link to the most relevant hub or search so you can see current inventory, price positioning, and lifestyle fit.
View Lots · Premium · $800K+
Upper Highlands
Large Homes · Custom-Feel · $700K+Ridgeline Estates
Strip Views · West-Facing · $600K+Vista Point
Family · Established · $550K+Highlands Village
Trail Access · Active · $525K+Trail Side
Single-Story · Accessible · $500K+Entry Neighborhoods
Full 8,400-Acre Master PlanGreen Valley (parent plan)
Guard-Gated · Golf · CompareSeven Hills (nearby)
By Property Type
By Price Range
426 active listings across ZIP 89052 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Green Valley Highlands Listings First?
Custom alerts by elevation tier, school zone, price, and beds — no spam, unsubscribe anytime. View-lot Highlands homes in the best school zones go under contract within the first two weekends per NREG’s analysis of Las Vegas REALTORS MLS data; alert subscribers see them within hours of hitting the MLS, not after the open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Henderson Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Green Valley Highlands, NV?
The Answer
Green Valley Highlands delivers Henderson's elevated suburban premium: terrain rising toward the McCullough Range foothills for valley and Strip views, top CCSD school zones, Green Valley Ranch Resort five minutes away, and the full Green Valley park-and-trail infrastructure surrounding the 400-acre plan. City of Henderson services cover every street, and Nevada's zero state income tax keeps the relocation math clean.
What is Green Valley Highlands known for?
Green Valley Highlands is known as the elevated, view-lot section of Henderson's original Green Valley master plan — 400 acres and 2,000-plus homes built 1998–2006 with terrain rising toward the McCullough Range, delivering valley-floor and Strip views unavailable in flat-floor Green Valley neighborhoods.
Who should live in Green Valley Highlands?
Move-up families seeking top school zones plus view premiums, California relocators who want elevation at half the coastal price, investors valuing a deep resale market behind a premium address, and downsizers who want single-story homes with Henderson city services and resort proximity without a gated-community price tag.
What is daily life like?
Mornings run the Paseo Verde Trail or walk Cornerstone Park's lake loop; weekends anchor at Green Valley Ranch Resort for dining and entertainment or The District for open-air shopping — and the I-215 puts Harry Reid Airport fifteen minutes from the driveway.
Location
Where Is Green Valley Highlands
Green Valley Highlands occupies the elevated southern sections of the Green Valley master plan in Henderson, Nevada — terrain rising toward the McCullough Range foothills, roughly bounded by Green Valley Parkway and the 89052/89012 ZIP border. About 400 acres, approximately 12 miles southeast of the Strip.
GVR Resort
5
Min
The District
5
Min
Airport
15
Min
Strip
20
Min
Galleria at Sunset
10
Min
Green Valley Highlands
At a Glance$667,000
Median List Price (ZIP area)
$660,000
Median Sold (ZIP area, past 100 days)
426
Active Listings (ZIP area)
39
Days on Market (ZIP 89052)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Elevated premium subdivision, southern Henderson
- Acreage
- ~400 acres
- Homes
- 2,000+
- Established
- 1998
- Developer
- American Nevada Corporation / Various
- Parent Plan
- Green Valley (8,400 acres, est. 1978)
- Guard-Gated
- No — open HOA community
- HOA
- $75–$200/mo
- Price Range
- $500K–$1M+
- Resort Proximity
- GVR Resort & Spa (~5 min)
- Retail
- The District · Galleria at Sunset
- Distance to Strip
- ~20 min
Census Housing Data / Green Valley Highlands
What Does the Census Show About Housing in Green Valley Highlands?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Green Valley Highlands and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
353,289
vs Clark Co 2,407,226
~$485K
vs Clark Co $431K
~80%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Henderson city (Green Valley Highlands is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Green Valley Highlands Area Growing?
Green Valley Highlands itself is essentially built out — the 400-acre plan was completed primarily by 2006 — while its parent city compounds steadily: Henderson has added roughly 96,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on the Highlands' finite view-lot supply.
353,289Henderson residents (Census)
2,000+Homes in the Highlands plan
+37.1%Henderson growth, 2010–2025 (Census)
Henderson citywide population trajectory, 2010–2025 (Census)
Inside the Highlands, growth means turnover, not expansion: the 2,000-plus homes trade actively in a market where 342 listings are available across the ZIP area as of June 2026. That is the investment logic of a built-out elevated plan — no new view-lot supply can dilute it while every new Henderson resident adds demand pressure on the schools, resort proximity, and commute access the Highlands already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Green Valley Highlands separately. Henderson: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
REPORTED MARKET SERIES
How Is the Green Valley Highlands Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Green Valley Highlands ZIP area (89052/89012) from NREG’s analysis of Las Vegas REALTORS MLS data. ZIPs 89052 and 89012 are broader than the plan — each includes neighboring community inventory. Monthly points are anchored to the 100-day medians; read the level and pace, not single-month wiggles.
Median Sold Price
$632K–$665K monthly band; $660K median over the last 100 days
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
23–31 day monthly range; 24 median over the last 100 days
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales / Month
~55–60 closings/mo in the broader ZIP area — fast pace for a premium corridor
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89052 rose 84% between 2015 ($334,500) and 2022 ($616,000), across 8,724 recorded closings — Las Vegas REALTORS MLS records via Repliers.
39
MEDIAN DAYS ON MARKET (ZIP 89052) · OCT 29, 2026
$667K
ZIP-AREA MEDIAN LIST · OCT 29, 2026
426
ACTIVE LISTINGS (ZIP AREA) · OCT 29, 2026
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Green Valley Highlands specialist.
Market Competitiveness
How Competitive Is Green Valley Highlands Right Now?
Green Valley Highlands is a competitive premium market — sold homes across the ZIP area averaged 24 median days over the past hundred days per NREG’s analysis of Las Vegas REALTORS MLS data. Well-priced view-lot homes draw multiple offers quickly; properties lacking view premiums give buyers more room. Built-out elevated-lot scarcity keeps sustained pressure on the competitive end.
- 24 daysMedian days on market (sold, 100d)
- $660KZIP-area median sold (past 100 days)
- 426Active listings (ZIP 89052, October 29, 2026)
- $315/sqftMedian sold price per sqft
Before You Buy
What Should You Compare Before Buying a Home in Green Valley Highlands?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Green Valley Highlands Tier Fits Your Buyer Type?
Luxury & View-Lot Buyers
- Upper Highlands and Ridgeline Estates from the $800Ks
- Valley-floor and Strip views from elevated terrain
- Semi-custom finishes and 3,000-plus sqft floor plans available
- Compare against Seven Hills gates vs open-plan savings
Investors
- $2,800–$3,800/mo single-family rents, school-zone quality
- Light HOA at $75–$200/mo keeps monthly drag low
- Built-out view-lot supply — no new competition on elevation
- Henderson short-term-rental rules apply — verify before buying
Commuting Professionals
- I-215 access: airport 15 min, Strip 20 min
- GVR Resort and The District as daily dining anchors
- Daily errands rarely require a freeway
- Water Street downtown Henderson 12 minutes east
Best Fit For
- California relocators — a view-lot elevation address at $600K–$1M versus $2M-plus coastal comparable, zero state income tax, and a 3% property-tax cap on primary residences.
- Luxury view-lot buyers — Upper Highlands and Ridgeline Estates from the $800Ks delivering Strip views and large floor plans without a mandatory club membership.
- Downsizers — single-story view homes on the lower Highlands slopes from the $500Ks with GVR Resort and The District five minutes away.
- Investors — a premium rental tier at $2,800–$3,800/mo with school-zone demand, light HOA, and built-out view-lot scarcity supporting long-run appreciation.
- Commuting professionals — I-215 access giving the airport in fifteen minutes, the Strip in twenty, and daily errands within five minutes of the neighborhood.
Ready to explore homes in Green Valley Highlands? Our team knows every elevation tier, school zone, and view corridor in the plan.
Start Your Home SearchPros
- Elevated terrain with valley-floor and Strip views — the only Henderson subdivision delivering this at $500K–$1M
- Part of Green Valley, Henderson's original 8,400-acre master plan — four decades of stability behind the premium section
- Green Valley Ranch Resort and The District each approximately five minutes away — resort amenities at neighbor prices
- Moderate HOA dues at $75–$200/mo — lighter than gated Henderson alternatives at comparable elevation
- Zero state income tax and a 3% property-tax cap under NRS 361.4723 keep long-run carrying costs predictable
Honest Considerations
- No guard gate — buyers requiring gated entry should compare Seven Hills or Solitude at Seven Hills nearby
- Housing stock built 1998–2006 needs inspection diligence on roofs, HVAC, and water heaters
- View premiums are real but appraisal-sensitive — lenders may not give full credit for view in automated models
- School-zone boundaries shift across the 400-acre plan — the wrong side of a street changes the elementary
- ZIP-area statistics blend Highlands with Seven Hills, Anthem, and MacDonald area inventory — local judgment required
- Extreme summer heat — 105°F-plus stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Green Valley Highlands' Top Sub-Neighborhoods Compare?
A like-for-like comparison of Green Valley Highlands' six elevation tiers — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via NREG’s MLS analysis. Per-tier figures are Nevada Real Estate Group-modeled slices; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Upper Highlands | ~$950,000 | ~$340 | 35 | ~30 | Views · Premium lots |
| Ridgeline Estates | ~$820,000 | ~$325 | 30 | ~40 | Large homes · Custom feel |
| Vista Point | ~$720,000 | ~$310 | 25 | ~55 | Strip views · West-facing |
| Highlands Village | ~$640,000 | ~$295 | 24 | ~80 | Families · Schools |
| Trail Side | ~$590,000 | ~$280 | 22 | ~50 | Trails · Active lifestyle |
| Entry Neighborhoods | ~$530,000 | ~$265 | 22 | ~45 | Entry elevation · Single-story |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89052/89012), not neighborhood level — per-tier medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Elevation Tier Deep Dive
What's Inside Green Valley Highlands' Top Sub-Neighborhoods?
Submarket 1
Upper Highlands
The highest-elevation homes with the most dramatic valley and Strip panoramas. Premium lot positioning and the most desirable addresses in the Highlands — thin inventory means patience is part of the price.
Browse Upper Highlands homes →~$950KMedian Price
35Days on Market
~30Active Listings
~$340Price / Sq Ft
Submarket 2
Ridgeline Estates
Three-thousand-plus square-foot homes on premium lots with a custom-home feel inside a master-planned framework. Move-up buyers who want space and elevation without the bespoke price tag of MacDonald Highlands.
Browse Ridgeline Estates homes →~$820KMedian Price
30Days on Market
~40Active Listings
~$325Price / Sq Ft
Submarket 3
Vista Point
West-facing lots with Strip and sunset views — updated kitchens and contemporary finishes are common here. The tier that draws most California buyers who want the view argument alongside resort proximity.
Browse Vista Point homes →~$720KMedian Price
25Days on Market
~55Active Listings
~$310Price / Sq Ft
Submarket 4
Highlands Village
The Highlands' core family streets — a mix of single-story and two-story homes with mature landscaping and quick access to Paseo Verde Park. The default answer for move-up families who want elevation plus school zones.
Browse Highlands Village homes →~$640KMedian Price
24Days on Market
~80Active Listings
~$295Price / Sq Ft
Submarket 5
Trail Side
Homes backing directly to or one street from the Paseo Verde Trail network — the tier for buyers who will jog and cycle from their driveway daily. Moves the fastest because trail access is a discrete, verifiable amenity.
Browse Trail Side homes →~$590KMedian Price
22Days on Market
~50Active Listings
~$280Price / Sq Ft
Submarket 6
Entry Neighborhoods
Single-story homes at the base of the slope — the Highlands' most accessible price point, carrying the same school zones, trail access, and resort proximity as the tiers above but with less elevation and view.
Browse Entry Neighborhoods homes →~$530KMedian Price
22Days on Market
~45Active Listings
~$265Price / Sq Ft
Submarket 7
Resort & Retail Corridor
The five-minute lifestyle anchor that defines the Highlands' daily quality of life: Green Valley Ranch Resort and Spa for dining, entertainment, and spa services; The District at Green Valley Ranch for walkable open-air shopping and restaurants; and the Galleria at Sunset ten minutes north for a full regional mall — all without Strip traffic.
Browse Resort & Retail Corridor homes →5 minto GVR Resort & The District
40+Shops & Restaurants at The District
15 minto Harry Reid Airport
20 minto the Strip
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Highlands
tier fits your budget?
BY ZIP CODE
What Does the Green Valley Highlands Market Look Like Across ZIPs 89052 and 89012?
Green Valley Highlands spans two Henderson ZIPs shared with neighboring plans — 89052 with Seven Hills and Anthem, 89012 with MacDonald Ranch and MacDonald Highlands. The MLS reports at ZIP level, so each corridor is broader than the Highlands itself. The spread is real: 89052 clears a $698,950 median; 89012 reflects the luxury tier.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89052 | South Henderson — Green Valley Highlands · Seven Hills · Anthem south | $698,950 | ~$315 | 24 | 342 | n/a* |
| 89012 | SE Henderson — MacDonald Ranch · MacDonald Highlands · Highlands border | $1,077,475 | ~$318 | 26 | 326 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. Both ZIPs include substantial inventory from neighboring communities beyond Green Valley Highlands' boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Green Valley Highlands?
Green Valley Highlands built out primarily between 1998 and 2006 — the 2,000-plus homes are overwhelmingly resale, with virtually no new construction inside the plan. The new-build pipeline sits in neighboring Henderson plans about fifteen to twenty minutes away, where national builders compete on incentives that change monthly. Verify current communities and offers before writing anything.
Family & Move-Up
Lennar
High-volume alternative for buyers wanting new construction near the Highlands elevation range
Move-Up & Luxury
Toll Brothers
Luxury production closest to Green Valley Highlands pricing in nearby Henderson plans
Family & Move-Up
Pulte Homes
Family-oriented new construction near the Highlands corridor
First-Time & Family
KB Home
Personalized new builds below the Highlands entry price for budget-conscious buyers
Family
Richmond American
Value-oriented Henderson construction for buyers who prioritize new over elevation
Outdoor Recreation
What Outdoor Amenities Does Green Valley Highlands Offer?
Mature parks, a trail network, and resort-adjacent recreation — Green Valley Highlands' outdoor life is established, practical, and resort-proximate. The City of Henderson maintains Paseo Verde Park and Discovery Park near the plan; Cornerstone Park's fishing lake sits five minutes south; and the broader Paseo Verde Trail threads directly through the Highlands' streets.
IN-AREA
Paseo Verde Park
~30 acresRec center · Sports · Pool · TennisFree / programs
The closest major park to the Highlands — a recreation center, sports fields, pool, tennis courts, and playground across roughly 30 acres. Morning swim lessons, evening tennis, and weekend ball games are the daily rhythm.
5 MIN S
Cornerstone Park
~25 acresLake fishing · Trails · Dog parkFree
A fishing lake, paved walking loop, dog park, and picnic areas on 25 acres five minutes from the Highlands. The lake circuit is the neighborhood's most popular weekday morning walk.
IN-AREA
Discovery Park
~10 acresPlayground · Sports courts · PicnicsFree
Open space, sports courts, and picnic areas threading the plan. A quick-stop park for after-school runs and weekend family time without driving.
IN-AREA
Paseo Verde Trail Network
Paved pathsWalking · Running · CyclingFree
Paved trail connections threading the Highlands and linking to the broader Green Valley trail system — practical family cycling, morning runs, and evening walks without arterial road crossings.
5 MIN W
Green Valley Ranch Resort & Spa
Resort campusDining · Spa · EntertainmentPublic / resort pricing
Resort dining, spa services, entertainment, and a casino — the Highlands' borrowed weekend amenity, five minutes west via Green Valley Parkway. Residents use it as a neighborhood restaurant complex without driving to the Strip.
5 MIN W
The District at Green Valley Ranch
Open-air centerDining · Shops · EventsFree
40-plus shops and restaurants with fountains, outdoor seating, and a community events calendar. The plan's daily errands and weekend social anchor.
15 MIN SE
Sloan Canyon National Conservation Area
Desert canyonHiking · PetroglyphsFree
Desert canyon hiking with Native American petroglyph panels and Sloan Canyon trail systems about fifteen minutes southeast — the closest true-desert wilderness escape from the plan.
25 MIN E
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking twenty-five minutes east via Lake Mead Parkway.
The Green Valley Highlands Lifestyle
What Does a Weekend in Green Valley Highlands Look Like?
Three everyday moods within five minutes of each other: a morning trail run on the Paseo Verde network, resort brunch at Green Valley Ranch Spa and Resort, and an afternoon at The District's open-air shops — with Henderson's parks system per the City of Henderson threading the whole Highlands together.
~400Master-Planned Acres
1998Year Established
5 minto GVR Resort & The District
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Green Valley Highlands Homes This Weekend?
Most weekends bring open houses across all six Highlands elevation tiers. Timing matters: well-priced view-lot homes in school-zone corridors go under contract within one weekend at the 24-day market pace. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your tour route by elevation tier.
Planning a move
What Should I Verify Before Moving to Green Valley Highlands?
Budget around the specific home, not a community average. Before you compare the cost of a move to Green Valley Highlands, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Green Valley Highlands Economy?
Green Valley Highlands runs on Henderson's economic base — healthcare, resort hospitality, and diversified retail. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, and Henderson incomes average roughly 18% above the Clark County median. Green Valley Ranch Resort, The District, and St. Rose Dominican anchor local employment within ten minutes.
$90,138Median household income, HendersonU.S. Census QuickFacts
~$110KEst. Highlands median income (community records)Premium-tier subdivision skew vs Henderson citywide
40+Shops & restaurants at The DistrictCommunity records
15 minTo airport and major employment corridorsVia the I-215 beltway
Top Green Valley Highlands-Area Employers
- Green Valley Ranch Resort and SpaResort-scale dining, spa, entertainment, and casino — the Highlands' primary hospitality employer five minutes west
- St. Rose Dominican HospitalMajor healthcare employer accessible via I-215 — anchors medical employment for the south Henderson corridor
- The District at Green Valley Ranch40-plus retail, dining, and service businesses in the open-air center five minutes from the Highlands
- Galleria at Sunset corridorRegional mall and Sunset Road retail employment strip ten minutes north
- City of HendersonMunicipal campus and city services eleven minutes east — one of Henderson's largest public employers
- Clark County School District (area campuses)Vanderburg Elementary and Del E. Webb Middle School directly serving the Highlands' school zone
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Green Valley Highlands Compare to Seven Hills, Green Valley Ranch & MacDonald Ranch?
If you're weighing Green Valley Highlands against the valley's other established premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Highlands wins on views-per-dollar versus valley-floor Green Valley; Seven Hills wins on guard gate; MacDonald Ranch wins on proximity to ultra-luxury. Sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Green Valley Highlands | Seven Hills | Green Valley Ranch | MacDonald Ranch |
|---|---|---|---|---|
| Median List Price (ZIP area) | $698,950 (89052/89012) | $698,950 (89052, shared) | ~$600K (89014/89074) | ~$1.08M (89012, shared) |
| Active Listings (ZIP area) | 342 (89052/89012) | 342 (89052, shared) | ~550 (89014/89074) | 326 (89012, shared) |
| Days on Market | 24 | ~28 (estimate) | ~27 | 26 |
| Guard-Gated | No | Yes (most sections) | No | Some sections |
| HOA Range | $75–$200/mo | $150–$350/mo (est.) | $60–$180/mo | $100–$300/mo |
| Established | 1998 (within Green Valley 1978) | 1996 | 1990s–2000s | 1990s |
| Views | Valley + Strip (elevated lots) | Valley + Rio Secco golf | Valley floor (limited) | Mountain + valley |
| Best For | Views · Light HOA · Resort Proximity | Gates · Golf · Security | The District · Newer Stock | Mountain views · Near MacDonald Highlands |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. All ZIP-area figures are broader than any single community. Last updated June 2026.
Cost of Ownership
What Will Green Valley Highlands Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Green Valley Highlands Payment
$5,147
Illustrative Monthly Payment
- Principal & Interest$4,185
- Property Tax$350
- Insurance$150
- HOA$200
- PMI$262
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Green Valley Highlands?
Green Valley Parkway and the I-215 beltway are each minutes from the Highlands, and the internal street grid keeps most daily errands off arterial roads. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — meaningfully shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Green Valley Highlands
- 5 minGreen Valley Ranch Resort & SpaGreen Valley Pkwy west
- 5 minThe District at Green Valley RanchGreen Valley Pkwy west
- 10 minGalleria at SunsetSunset Rd north
- 12 minWater Street (downtown Henderson)Sunset Rd east
- 15 minHarry Reid Intl AirportI-215 west
- 20 minLas Vegas StripI-215 → I-15 north
- 25 minDowntown Las VegasI-515 north
- 25 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How Long Does It Take to Close on a Home in Green Valley Highlands?
Most Green Valley Highlands purchases close in 30 to 45 days — Nevada closes through escrow companies, not attorneys. Cash closes run 7–14 days. Financed buyers need time for appraisals supporting view-lot premiums, HOA resale-package delivery, and inspection response on 1998–2006 vintage homes. At a 24-day median pace, be fully underwritten before your first tour.
Quick Answer
What Down Payment Do You Need to Buy in Green Valley Highlands?
Most Green Valley Highlands buyers put down 10% to 20%. The $500K–$1M range spans conventional and jumbo territory — FHA covers loans up to $541,287 (the 2026 Clark County limit), VA loans allow 0% for eligible veterans at any price, and jumbo financing enters above the conforming cap. On a $699,000 ZIP-area-median purchase, plan $69,900 (10%) to $139,800 (20%). A larger down payment meaningfully reduces the monthly payment and can improve appraisal outcomes on view-premium properties.
Green Valley Highlands FAQ — 18 Answers
What Do Green Valley Highlands Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Green Valley Highlands?
Green Valley Highlands homes range from about $500,000 for well-maintained single-story models to over $1 million on premium elevated lots with valley views. Across the broader ZIP area (89052/89012), the median list price is $667,000 per NREG’s analysis of Las Vegas REALTORS MLS data — driven partly by Seven Hills and MacDonald Highlands inventory sharing those ZIPs. Inside the plan, $650K–$850K is the typical sweet spot for move-up buyers.
Is Green Valley Highlands guard-gated?
No — Green Valley Highlands is an open, HOA-governed neighborhood within the broader Green Valley master plan. There is no staffed gate. Henderson's police department ranks the city consistently among the top-ten safest large U.S. cities in FBI Uniform Crime Reporting comparisons, and four decades of owner-occupied streets add natural security. Buyers who want elevation plus gating can cross-shop Seven Hills nearby.
What views do homes in Green Valley Highlands offer?
Many lots benefit from terrain rising toward the McCullough Range foothills, delivering valley-floor, Strip-skyline, and mountain panoramas. That elevation sets the Highlands apart from the flat valley-floor Green Valley neighborhoods and supports the per-square-foot premium the section commands. View quality varies lot by lot — tour at dusk and from the upper floor before placing elevated-view weight in your offer price.
What ZIP codes cover Green Valley Highlands?
Green Valley Highlands spans ZIP codes 89052 and 89012 in the elevated southern section of Green Valley, Henderson. Both ZIPs are shared with neighboring plans — 89052 with Seven Hills and Anthem, 89012 with MacDonald Ranch and MacDonald Highlands — so area-level statistics blend inventory from those communities. The plan's approximately 400 acres and 2,000-plus homes sit on the southern end of the Green Valley footprint.
What schools serve Green Valley Highlands?
Green Valley Highlands is zoned to Clark County School District campuses including Vanderburg Elementary (8/10 on GreatSchools), Del E. Webb Middle School (7/10), and Coronado High School (7/10). Doral Academy of Nevada (9/10) and Somerset Academy (8/10) anchor the charter tier. Henderson International School serves the private option. School zone assignments vary by address — verify the exact zoning for any parcel before you submit an offer.
What are HOA fees in Green Valley Highlands?
HOA dues in Green Valley Highlands typically run $75 to $200 per month, covering the Paseo Verde trail network, neighborhood parks, and common-area maintenance that defines the Green Valley lifestyle. That is a moderate fee for access to the most established amenity infrastructure in Henderson. Rates vary by subdivision within the Highlands, so request the full resale package — dues, reserve study, and assessment history — during escrow.
How does Green Valley Highlands compare to Seven Hills?
Green Valley Highlands offers elevated Henderson living at price points generally below Seven Hills, trading the guard gate and Rio Secco golf for the broader Green Valley amenity package — Paseo Verde trails, multiple parks, top school zones, and The District's walkable retail five minutes away. Both neighborhoods sit on elevated terrain with views. If a staffed gate and golf-course frontage justify a premium, tour Seven Hills; if amenity breadth per dollar matters more, the Highlands is the stronger value.
Is Green Valley Ranch Resort near Green Valley Highlands?
Yes — Green Valley Ranch Resort and Spa sits roughly five minutes away via Green Valley Parkway, with resort dining, spa services, entertainment, and casino gaming. The District at Green Valley Ranch is the same distance for walkable open-air shopping and restaurants. Having both within five minutes is a real lifestyle premium — weekend amenities without Strip traffic or a long commute — and it strengthens long-run resale demand in the Highlands.
What are the best sub-neighborhoods within Green Valley Highlands?
The Highlands' roughly 400 acres break into tiers by elevation, lot size, and orientation. Upper Highlands lots deliver the strongest valley and Strip views; Ridgeline Estates offers 3,000-plus square-foot homes with a custom-home feel; Vista Point provides west-facing sunset and Strip sight lines; Trail Side homes back directly to the Paseo Verde path network. Entry neighborhoods at the base of the slope give buyers the school zones and parks at the plan's most accessible pricing, from the $500Ks.
What are property taxes like in Green Valley Highlands?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On an $800,000 Highlands purchase, plan approximately $4,800–$5,600 per year. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor. Verify the post-sale tax figure with the Assessor before finalizing your monthly budget.
What outdoor amenities does Green Valley Highlands offer?
Paseo Verde Park anchors the Highlands' immediate recreation options with a recreation center, sports fields, pool, tennis courts, and a playground on roughly 30 acres. Cornerstone Park adds a fishing lake, walking trails, and a dog park five minutes away. Discovery Park provides open space and sports courts. The broader Paseo Verde Trail network threads directly through the Highlands and connects to Green Valley's full park system — practical for morning runs and family cycling, not just weekend recreation.
What is the rental market like in Green Valley Highlands?
Single-family homes in the Highlands typically rent for $2,800–$3,800 monthly depending on size, elevation, and view quality, with school-zone demand anchoring tenant quality. The 2,000-plus-home plan is large enough to support a liquid rental market while being exclusive enough to maintain premium rents. Investors value the equation: Henderson's safety profile, top-rated school zones driving tenant demand, and light HOA dues of $75–$200 monthly against a $500K–$1M acquisition cost.
Is Green Valley Highlands a good investment?
The fundamentals support it: a built-out plan with no new supply competing on elevated view lots, top school zones anchoring resale and rental demand, and the broader Green Valley master plan's 35,000-home liquidity behind it. The ZIP-area median sold price is $660,000 per NREG’s analysis of Las Vegas REALTORS MLS data, and the 24-day median days on market reflects a fast-moving corridor. Returns depend on the specific lot, buy price, and hold horizon — view premiums add upside but need appraisal verification.
How is new construction availability in Green Valley Highlands?
Green Valley Highlands built out primarily between 1998 and 2006, so the market is nearly all resale. Occasional lot-splits and custom teardowns trade, but the 2,000-plus homes are overwhelmingly established inventory. Buyers who want new construction with Green Valley proximity typically look at Cadence, Inspirada, or south Henderson plans about fifteen minutes away, then weigh new-build warranties against the Highlands' mature landscaping, proven school zones, and elevated lots that newer plans cannot replicate.
What should I know before buying in Green Valley Highlands?
Before buying, review the following. elevation premium: lot position and view quality drive as much price variation as home size — tour multiple streets before anchoring on a number. school-zone boundaries: Vanderburg versus neighboring zones can shift by one street and affect resale. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor. HOA variance: dues run $75–$200 monthly by subdivision; confirm the exact figure in escrow.
What down payment do you need to buy in Green Valley Highlands?
Most Green Valley Highlands buyers put down 10% to 20%. The $500K–$1M price range means conventional loans dominate — conventional conforming loans reach $832,750 in 2026, FHA tops out at $541,287 in Clark County, and VA loans allow 0% for eligible veterans at any price. On an $800,000 purchase, plan $80,000 (10%) to $160,000 (20%) for a conventional loan, with jumbo financing entering the picture above the conforming limit. A larger down payment reduces the monthly payment on elevated-price Highlands homes meaningfully.
What does an HOA cost in Green Valley Highlands?
Green Valley Highlands HOA dues run $75 to $200 per month depending on the specific subdivision within the Highlands' 400 acres. That range covers Paseo Verde trail access, neighborhood parks, and common-area maintenance. There is no single master association billing every household — rates are subdivision-specific. Always request the resale package during escrow: dues, reserve fund balance, pending assessments, and CC&Rs. The moderate fee is one of the Highlands' competitive advantages over gated alternatives like Seven Hills.
How long does it take to close on a home in Green Valley Highlands?
Most Highlands purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should build in time for appraisals that must support view-lot premiums, HOA resale-package delivery adds a few days, and homes built 1998–2006 warrant full inspection response time. The 24-day median days on market means well-priced Highlands homes move quickly — have financing fully underwritten before you tour.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Green Valley Highlands?
These are the eight questions Green Valley Highlands buyers type into Google and AI assistants most — answered with verifiable specifics from the City of Henderson, Las Vegas REALTORS pricing data, and GreatSchools ratings. Each answer links to the primary source so you can confirm every figure.
Is Green Valley Highlands part of Las Vegas or Henderson?
Henderson. Green Valley Highlands is a subdivision within the City of Henderson — Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV 89052 or 89012. The name refers to the elevated section of the Green Valley master plan, not a separate municipality.
What ZIP codes cover Green Valley Highlands?
Green Valley Highlands spans 89052 and 89012 in the elevated southern section of Henderson. Both ZIPs are shared with neighboring communities — 89052 includes Seven Hills and Anthem; 89012 includes MacDonald Ranch and MacDonald Highlands — so ZIP-level statistics always reflect a broader corridor.
Is Green Valley Highlands the same as Green Valley?
No — Green Valley Highlands is a premium elevation-tier subdivision within the broader 8,400-acre Green Valley master plan. The full Green Valley plan spans multiple sections from the original 1978 neighborhoods to this elevated 1998-vintage Highlands section. The Highlands' terrain, views, and $500K–$1M price range distinguish it from valley-floor Green Valley neighborhoods.
How old are homes in Green Valley Highlands?
Most Highlands homes were built between 1998 and 2006, when American Nevada Corporation and various builders developed the elevated southern sections of Green Valley. Budget inspections accordingly: roofs, HVAC systems, and water heaters on 20-plus-year homes need professional assessment before any offer is finalized.
Does Green Valley Highlands have a community pool?
Most Green Valley Highlands HOA dues do not include a private community pool — amenities are the parks and trails of the broader Green Valley system, including the Paseo Verde Park rec center pool a few minutes away. Green Valley Ranch Resort's pool complex is five minutes by car. Some individual subdivisions within the Highlands may include pool amenities — verify for your specific address.
Is Green Valley Highlands walkable?
By Las Vegas standards, moderately: the Paseo Verde Trail threads directly through the plan, connecting to parks and Green Valley's broader trail system, and The District is five minutes by car. Most households drive for groceries and daily errands — the Highlands is a suburban plan, not an urban one, despite the trail access.
How far is Green Valley Highlands from the Strip?
About 12 miles — plan roughly 20 minutes via the I-215 beltway to I-15, depending on time of day. Harry Reid International Airport is closer, about 15 minutes up the I-215. Green Valley Ranch Resort and The District are each five minutes away by car.
Is Green Valley Highlands a good investment?
The fundamentals support it: a built-out plan with no new elevated-lot supply, school-zone demand anchoring resale and rental values, light HOA dues relative to the premium-tier price, and the broader Green Valley plan's liquidity behind it. Returns depend on the specific tier, lot position, and buy price — view premiums need appraisal verification to confirm supportable value.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's master plans — Green Valley's elevated Highlands sections, school-zone streets, view-lot estates, and resort-proximate homes. That depth ranks the team #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Green Valley Highlands?
Compare Green Valley Highlands with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading the Highlands' elevation for a guard gate, newer construction, or a lower price actually buys you more home for the money.
5 MIN W
Green Valley Ranch
~$600K (ZIP area)
5 min from Green Valley Highlands
View Green Valley Ranch →10 MIN SE
MacDonald Ranch
~$1.08M (89012, shared)
10 min from Green Valley Highlands
View MacDonald Ranch →More Henderson communities
- Green Valley South
- Southfork
- The District at Green Valley Ranch
- The Fountains
- Legacy at Green Valley
- Green Valley North
- Quail Ridge Estates
- Green Valley Plaza Area
- Tuscany Village
- Strawberry Fields
- Paseo Verde
- Green Valley
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Green Valley Highlands Sub-Neighborhoods Can You Explore A–Z?
Six named elevation tiers fill the 400-acre Highlands plan — from entry single-story neighborhoods at the base of the slope to Upper Highlands view-lot streets near the McCullough Range foothills. Dedicated tier pages are rolling out; our team can pull current listings, HOA dues, and school-zone assignments for any specific address on request.
E
- Entry Neighborhoods (lower slope)
H
- Highlands Village
- Henderson (parent city)
R
- Ridgeline Estates
T
- Trail Side
U
- Upper Highlands
V
- Vista Point
KEEP LEARNING
What Else Should You Read About Green Valley Highlands?
These guides extend the research most Green Valley Highlands buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Green Valley Highlands' ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Where Does This Green Valley Highlands Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level — ZIPs 89052 and 89012 are broader than the Highlands, including Seven Hills, Anthem, MacDonald Ranch, and MacDonald Highlands. Area statistics are labeled accordingly; per-tier figures are modeled estimates. Follow any link to verify.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, price per sqft, and closing counts for the Green Valley Highlands ZIP area (89052/89012). NREG market report
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Green Valley Highlands is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules for Green Valley Highlands. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data and tax-abatement eligibility. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences — a key carrying-cost advantage for Highlands owners. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates; the basis for Henderson's top-ten safest large-city rankings. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas–Henderson MSA. bls.gov
- GreatSchools.org — K-12 school ratings for Vanderburg Elementary, Del E. Webb Middle School, Coronado High School, and Doral Academy. greatschools.org
- Nevada Report Card — State accountability data cross-checking GreatSchools ratings for Green Valley Highlands-area campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. freddiemac.com/pmms
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15