NEWOPEN HOUSE
$12,495,000
HouseEst. $70,552/mo
5 Beds
10.5 Baths
9,012 Sq. Ft.0.51 Acres
Built in 2024
531 Cityview Ridge Drive
Henderson, NV, 89012
Macdonald Highlands Planning Area 18 Phase 2 Amd
Green Valley Ranch, Henderson
Green Valley Ranch Homes For Sale
Nevada's #1 team for Green Valley Ranch real estate. Search resale homes from $400K to $900K across the plan's villages — School Zone streets, Park District, Premier Estates, and the walkable District corridor.
MEDIAN LIST (3-ZIP AREA)
$670K
LVR / GLVAR, June 2026 — ZIPs 89012/89052/89074
PLAN PRICE RANGE
$400K–$900K
Green Valley Ranch plan record
HOMES IN THE PLAN
6,000+
Plan record · American Nevada Corporation, est. 1994
DAYS ON MARKET
27
LVR / GLVAR sold data, June 2026 (3-ZIP area)
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 Green Valley Ranch at a Glance?
Green Valley Ranch is Henderson’s 1,600-acre established master plan — 6,000+ homes built from 1994 by American Nevada Corporation per the City of Henderson — where plan resales run $400K–$900K while the three surrounding ZIP codes post a $670,000 median list per Las Vegas REALTORS. The takeaways below unpack those numbers.
- Plan vs. ZIP honesty: Green Valley Ranch resales run $400K–$900K; the $670,000 area median blends MacDonald Highlands and Seven Hills luxury in the same ZIP codes.
- The anchor pair: The District’s shops and restaurants plus the AAA Four-Diamond Green Valley Ranch Resort — walkable retail no other Henderson master plan matches.
- Best for: families chasing the Nate Mack (8/10) school cluster, move-up buyers, and value-minded relocators who want maturity over new construction.
- Carrying costs: HOA dues of just $60–$180 monthly, a ~0.5–0.7% effective property-tax rate, and Nevada’s 3% annual cap on primary residences.
- The trade-off: 1994–2005 housing stock means renovation diligence, and there is no new construction — buyers wanting brand-new look to Cadence or Inspirada.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Green Valley Ranch Homes for Sale?
The three Green Valley Ranch ZIP codes — 89012, 89052, and 89074 — carried 887 active listings in June 2026 according to Las Vegas REALTORS MLS data, a footprint broader than the plan itself. Within Green Valley Ranch proper, resales run $400K–$900K. The eight newest area listings appear below, refreshed daily.
NEW$800,000HouseEst. $4,517/mo3 Beds6 Baths2,768 Sq. Ft.0.11 AcresBuilt in 2015229 Glen Lee StreetHenderson, NV, 89012Horizon/Gibson South
NEW$4,137,800LandEst. $23,364/mo0 Beds— Baths1.12 Acres—491 Rock Peak DriveHenderson, NV, 89012McDonald Highlands Planning Area 18 Phase 3 Amd
NEW$488,000HouseEst. $2,755/mo3 Beds2 Baths1,796 Sq. Ft.0.17 AcresBuilt in 19981087 Las Palmas Entrada AvenueHenderson, NV, 89012Champion Village
NEW$1,249,999HouseEst. $7,058/mo5 Beds3 Baths3,862 Sq. Ft.0.25 AcresBuilt in 1997318 Doe Run CircleHenderson, NV, 89012Green Valley Ranch Parcel 36B-Phase 1
NEW$1,995,000HouseEst. $11,265/mo5 Beds5.5 Baths4,981 Sq. Ft.0.29 AcresBuilt in 20021794 Amarone WayHenderson, NV, 89012Roma Hills
NEW$695,000HouseEst. $3,924/mo4 Beds3 Baths2,735 Sq. Ft.0.16 AcresBuilt in 1997261 Timber Hollow StreetHenderson, NV, 89012Inco Parcel
NEW$28,000,000HouseEst. $158,099/mo7 Beds10.5 Baths13,447 Sq. Ft.0.77 AcresBuilt in 2016621 Majestic Rim DriveHenderson, NV, 89012Macdonald Highlands Planning Areas 20 & 18 Phase 1
PRICE DISTRIBUTION
How Many Green Valley Ranch-Area Homes Sell in Each Price Range?
Across the three Green Valley Ranch ZIP codes (89012/89052/89074), the median list price sits near $670,000 per Las Vegas REALTORS June 2026 MLS data — but the area blends in MacDonald Highlands estates, so $1M+ bands look heavy. Green Valley Ranch resales themselves run $400K–$900K.
Browse Green Valley Ranch Listings
How Can You Find a Green Valley Ranch Home by Type, Lifestyle & Price?
The 887 active listings across the Green Valley Ranch ZIP codes break down into six plan 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.
Which Green Valley Ranch Neighborhoods Should You Explore?
Dedicated neighborhood pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the plan. Price tiers come from the community record; listing counts below are ZIP-corridor totals, since the MLS does not tag sub-neighborhoods.
Premium · Larger Lots · Views
GVR Premier Estates
Family · Top SchoolsSchool Zone
Family · Park-AdjacentPark District
Walkable · Shopping & DiningThe District (adjacent)
Resort-Adjacent · ConvenientResort Row
Entry-Level · ValueGVR Village
Eastern Edge · Cornerstone Park89074 Entry Corridor
Central Spine · Rec CenterPaseo Verde Corridor
By Property Type
Updated daily · 887 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Green Valley Ranch Listings First?
Custom alerts by neighborhood, price, beds, and school zone — no spam, unsubscribe anytime. Well-priced Green Valley Ranch resales go under contract in a median 27 days per Las Vegas REALTORS data, and turnkey school-zone homes move faster still; alert subscribers see them within hours, not weekends.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
9/10
8/10
How Are the Schools in Green Valley Ranch?
Schools are the headline reason families choose Green Valley Ranch: zoned Nate Mack Elementary, Bob Miller Middle, and Green Valley High rank among Henderson’s strongest Clark County School District clusters, with Doral Academy, Somerset Academy, Henderson International, and Bishop Gorman adding charter and private depth nearby. Zoning is address-specific across 6,000+ homes; enrollment figures are approximate.
Top Rated
8/10
8/10Nate Mack ES
Zoned · in-community
K-5640 Students16:1
9/10Doral Academy of Nevada
Charter · Henderson (10 min)
K-81000 Students20:1
8/10Somerset Academy
Charter · Henderson (12 min)
K-81100 Students21:1
9/10Henderson International (Lower)
Private · GVR-adjacent (5 min)
PreK-5400 Students12:1
8/10Pinecrest Academy of Nevada
Charter · Henderson (12 min)
K-5 grades1700 Students21:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Green Valley Ranch Families?
According to GreatSchools.org, Green Valley Ranch feeds one of Henderson’s strongest school clusters: Nate Mack Elementary rates 8/10, Bob Miller Middle and Green Valley High rate 7/10, and nearby Doral Academy rates 9/10. 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 · 10 min | $400,000+ |
| 2 | Nate Mack ES | Public (zoned) | K-5 | 8/10 | In-community | $400,000+ |
| 3 | Somerset Academy | Public charter | K-8 | 8/10 | Henderson · 12 min | $400,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | GVR pipeline | $400,000+ |
| 5 | Green Valley HS | Public (zoned) | 9-12 | 7/10 | GVR pipeline | $400,000+ |
SAFETY & CRIME
Is Green Valley Ranch Safe?
Direct Answer
Yes. Green Valley Ranch is policed by the Henderson Police Department, and Henderson ranks among the safest large U.S. cities in FBI Uniform Crime Reporting-based comparisons. The plan is open — no guard gates — but mature low-traffic streets, 75% owner-occupancy per the community record, and engaged sub-associations keep typical incidents to suburban property matters, not violent crime.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Owner-occupied homes in the planCommunity record — stability that shows up on the street
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Design does quiet work here: Green Valley Ranch’s residential streets curve away from the arterials, so The District and resort traffic stays on Green Valley Parkway and Paseo Verde Parkway rather than filtering past front yards. Most blocks see only their own residents.
The retail corridors around The District and the grocery anchors see mainly low-level property incidents — package theft, the occasional vehicle break-in in commercial lots — at rates consistent with Henderson’s broader central core. Standard suburban precautions cover most of it.
For buyers comparing security postures: Green Valley Ranch trades the staffed gate for low dues and walkability. Households that specifically want 24-hour guarded entry compare neighboring MacDonald Highlands or Seven Hills, typically at meaningfully higher price points and association costs.
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 Green Valley Ranch, NV?
The Answer
Green Valley Ranch delivers Henderson’s most complete live-work-play address: The District’s shops and restaurants, the AAA Four-Diamond Green Valley Ranch Resort, three anchor parks, and top-rated CCSD schools across 6,000+ homes. City of Henderson services cover the community, and I-215 puts the Strip and airport about twenty minutes away.
What is Green Valley Ranch known for?
Green Valley Ranch is known for The District outdoor lifestyle center, the AAA Four-Diamond Green Valley Ranch Resort Casino & Spa, one of Henderson’s strongest CCSD school clusters, and mature tree-lined streets built from 1994.
Who should live in Green Valley Ranch?
It fits families anchoring to the Nate Mack–Bob Miller–Green Valley High pipeline, move-up buyers wanting estate sections without gate premiums, and relocators who value walkable retail, parks, and twenty-minute access to everything.
What is daily life like?
Mornings run school drop-offs and Paseo Verde Park workouts, errands cluster within five minutes at The District and the grocery anchors, and evenings end with dinner on The District’s restaurant row or a movie at the resort.
Location
Where Is Green Valley Ranch
Green Valley Ranch sits in central Henderson along the I-215 beltway, framed by Green Valley Parkway and Paseo Verde Parkway, between the original Green Valley plan and the foothill communities. About 1,600 acres. Roughly 20 minutes from the Strip.
The District
5
Min
Galleria at Sunset
10
Min
Airport
20
Min
Strip
20
Min
Summerlin
25
Min
Green Valley Ranch
At a Glance$670,000
Median List (3-ZIP area)
$540,000
Median Sold (100d, 3-ZIP)
887
Active Listings (3-ZIP)
27
Days on Market
- Setting
- Established master plan, central Henderson
- Acreage
- ~1,600 acres
- Homes
- 6,000+
- Established
- 1994
- Developer
- American Nevada Corporation
- HOA Dues
- $60–$180/mo
- Plan Price Range
- $400K–$900K
- Anchor Retail
- The District · GVR Resort
- Anchor Parks
- Paseo Verde · Discovery · Cornerstone
- Schools
- Top-rated CCSD cluster
- Guard-Gated
- No — open master plan
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Green Valley Ranch Score?
Green Valley Ranch earns top marks for schools, amenities, and Henderson-backed safety, with honest trade-offs on housing-stock age and the absence of new construction. Below is our category-by-category report card — the same six factors our agents walk through with every relocating family before a first tour of the plan.
Grade A: Safety
Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. Open plan, low through-traffic streets.
Grade A-: Schools
Nate Mack ES (8/10), Bob Miller MS (7/10), Green Valley HS (7/10) anchor one of Henderson’s strongest zoned clusters; Doral and Somerset charters add depth.
Grade B: Cost of Living
Plan resales of $400K–$900K bracket Henderson’s $548K median; HOA dues of $60–$180 are among the lowest of any valley master plan.
Grade A: Amenities
The District lifestyle center, the AAA Four-Diamond GVR Resort, three anchor parks, and grocery, medical, and professional services in-plan.
Grade B+: Outdoor Access
Paseo Verde’s rec center, pool, and fields, Discovery’s trails, Cornerstone’s fishing lake and dog park — plus 300 days of annual sunshine.
Grade A-: Commute
I-215 beltway access: about 20 minutes to the Strip, airport, and most valley job cores; 5 minutes to The District for daily errands.
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 Green Valley Ranch a good place to live?
Yes — it is one of the Las Vegas Valley’s benchmark family addresses. Green Valley Ranch pairs one of Henderson’s strongest school clusters with The District’s walkable shops and restaurants, a AAA Four-Diamond resort in the neighborhood, three anchor parks, HOA dues from just $60 monthly, and a city that ranks among America’s safest. The honest trade-offs: 1994–2005 housing stock demands renovation diligence, and buyers wanting new construction must look to nearby Cadence or Inspirada. For families optimizing schools, parks, and convenience per dollar, it remains Henderson’s reference point.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Green Valley Ranch?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Green Valley Ranch — the parent city holds 331,857 residents with a median household income of $88,654. Within the plan itself, the community record counts roughly 17,000 residents across about 6,000 households, with 75% owner-occupancy and a median age near 42.
The Census does not break Green Valley Ranch out as its own place, so the benchmark figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows a mix of school-anchored families, long-tenured original owners from the 1990s phases, move-up households trading into the Premier sections, and a steady stream of California relocators.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Green Valley Ranch is not separately tabulated); community-level figures per the plan record · Updated
POPULATION & GROWTH
How Fast Is the Green Valley Ranch Area Growing?
Green Valley Ranch itself finished building in the mid-2000s — growth here is value growth, not unit growth — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and central Henderson’s established plans keep absorbing the demand that new corridors cannot.
331,857Henderson residents (Census)
6,000+Green Valley Ranch homes (plan record)
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, supply is structurally fixed: roughly 1,600 acres and 6,000+ homes with no remaining land. That scarcity, layered under a growing city, is the long-run ownership argument — new households competing for a finite stock of school-zoned streets. Turnover is healthy (the surrounding three ZIPs closed roughly 180 homes a month over the past year), so buyers get real selection without new-build competition.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate the plan separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Green Valley Ranch Score for Livability?
Green Valley Ranch pairs A-grade schools, parks, and Henderson-backed safety with the valley’s most complete retail-and-dining core, against two honest caveats: 1990s–2000s housing stock needs renovation diligence, and there is no new construction. The rings below break the composite into the six categories buyers ask about most.
- 88A
Overall Livability
- 85A-
Schools (zoned)
- 90A
Safety
- 70B
Cost of Living
- 90A
Amenities
- 80B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Green Valley Ranch Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the three Green Valley Ranch ZIP codes (89012/89052/89074) from Las Vegas REALTORS MLS data — a footprint broader than the plan, so read these as area trends. Roughly 180 homes close monthly; May 2026 closings were still posting at probe time.
Median Sold Price
$513K–$590K monthly band; $544,620 twelve-month median (3-ZIP area)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
20–36 day monthly range; 27 median on the past 100 days of solds
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~180 monthly average across the 3 ZIPs; peak 296 in Jan 2026
vs May 2025
Source: Las Vegas REALTORS
The long view: Green Valley Ranch's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
27
MEDIAN DAYS ON MARKET
$670K
3-ZIP MEDIAN LIST
887
ACTIVE AREA LISTINGS
< 1 hr
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Market Competitiveness
How competitive is Green Valley Ranch right now?
The Green Valley Ranch area is competitive for well-priced homes — sold listings across the three ZIP codes took a median 27 days to go under contract per Las Vegas REALTORS data. School-zone resales in turnkey condition routinely draw multiple offers; dated 1990s originals priced like renovated comps are the listings that sit.
60Competitive — Priced Homes Move
- 27 daysMedian days on market (sold, 100d)
- 887Active listings, 3-ZIP area (June 2026)
- 479Closings across the area, past 100 days
- ~180/moTypical area closings per month
Is Green Valley Ranch Right for You?
Who Should Buy a Home in Green Valley Ranch?
Green Valley Ranch isn’t one-size-fits-all — it’s six distinct neighborhood types spanning $400K entry resales to $900K estate sections, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Green Valley Ranch Neighborhoods Fit Your Buyer Type?
School-First Families
- School Zone streets walkable to Nate Mack ES (8/10)
- Bob Miller MS and Green Valley HS pipeline
- Doral and Somerset charters within 12 minutes
- Verify zoning per address before you offer
First-Time & Value Buyers
- GVR Village resales from the $400Ks
- 1,500–2,000 sq ft well-kept floor plans
- HOA dues from $60/month keep payments lean
- Conventional 3% down pencils near $14K on entry homes
Move-Up & Estate Buyers
- GVR Premier Estates from the $700Ks
- Larger lots, mountain and valley views
- Mature landscaping new plans cannot match
- No gate premium — dues stay modest
Walkability Seekers
- District-adjacent blocks: dinner without driving
- Resort Row: spa, cinema, and dining minutes out
- The valley’s most complete master-plan retail core
- Small price premium, big lifestyle dividend
Commuters & Professionals
- About 20 minutes to the Strip and airport via I-215
- Galleria and Water Street corridors 10–15 minutes
- Summerlin cross-valley in 25 via the beltway
- Medical and professional offices on Paseo Verde
Investors & Landlords
- SFR rents about $2,200–$3,200/month per LVR tracking
- School-anchored tenants renew at high rates
- 75% owner-occupancy keeps streets stable
- Henderson regulates short-term rentals tightly — plan long-term
Best Fit For
- School-driven families — the Nate Mack–Bob Miller–Green Valley High pipeline plus charter depth — Henderson’s benchmark cluster, walkable from many streets.
- California relocators — a top-school suburb at $400K–$900K, zero state income tax, and a 3% property-tax cap on primary residences.
- Move-up buyers — Premier Estates lots and views without guard-gate dues — $60–$180 monthly versus $350+ in the gated foothills.
- Walkability seekers — The District and the Four-Diamond resort inside the neighborhood — restaurants, shops, spa, and cinema without a freeway.
- Long-term investors — fixed supply (6,000+ homes, no land left), 75% owner-occupancy, and school-anchored tenant demand at $2,200–$3,200 monthly.
- Buyers who value maturity — three decades of tree growth, settled streetscapes, and deep comp history — character new master plans cannot deliver yet.
Ready to explore homes in Green Valley Ranch? Our team knows every neighborhood, school boundary, and renovation tell across the plan.
Start Your Home SearchPros
- One of Henderson’s strongest zoned school clusters — Nate Mack ES rates 8/10 per GreatSchools
- The District and the AAA Four-Diamond Green Valley Ranch Resort inside the neighborhood
- HOA dues of $60–$180 monthly — among the lowest of any premium Las Vegas Valley master plan
- Henderson city services and safety — a city regularly ranked among America’s safest large cities per FBI UCR comparisons
- Three anchor parks: Paseo Verde’s rec center and pool, Discovery’s trails, Cornerstone’s lake
- Central I-215 connectivity — about 20 minutes to the Strip, airport, and most job cores
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- No new construction — the plan built out in the mid-2000s; brand-new buyers must look to Cadence or Inspirada
- 1994–2005 housing stock: roofs, HVAC, and original windows demand inspection diligence, and renovation quality varies street to street
- Not guard-gated — buyers wanting staffed entry compare MacDonald Highlands or Seven Hills at higher price points
- ZIP-blend comps mislead: the surrounding ZIPs include MacDonald Highlands luxury, so raw area medians overstate the plan
- School zoning is address-specific across 6,000+ homes — a street’s campus assignment can differ from its neighbor’s
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Green Valley Ranch’s Top 6 Neighborhoods Compare?
A like-for-like comparison of Green Valley Ranch’s six neighborhood types — price tier, lifestyle fit, and what each trade-off buys — using plan-record price tiers and area data via Las Vegas REALTORS. Honesty note: the MLS does not tag sub-neighborhoods, so per-neighborhood medians aren’t published; tiers below are the plan record’s, and days-on-market is the 27-day area median.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| GVR Premier Estates | From $700,000 | — | 27 (area) | — | Estate lots · Views |
| School Zone | From $475,000 | — | 27 (area) | — | Families · Top schools |
| Park District | From $500,000 | — | 27 (area) | — | Park-adjacent living |
| The District (adjacent) | From $500,000 | — | 27 (area) | — | Walkable retail |
| Resort Row | From $450,000 | — | 27 (area) | — | Resort convenience |
| GVR Village | From $400,000 | — | 27 (area) | — | Entry · Value |
Source: Las Vegas REALTORS MLS data plus the Green Valley Ranch plan record, June 2026. Per-neighborhood medians are intentionally not shown — the MLS tracks ZIPs, not sub-neighborhoods, and we won’t manufacture precision. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What’s Inside Green Valley Ranch’s Top Neighborhoods?
Submarket 1
GVR Premier Estates
The plan’s top tier: larger lots, estate-style homes, and mountain or valley views with mature landscaping and privacy. The move-up destination for households who want space without guard-gate dues — and the section where renovation quality most separates listings.
Browse GVR Premier Estates homes →From $700KMedian Price
27 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 2
School Zone
The streets within walking distance of the plan’s highest-rated campuses — the most consistently competitive slice of Green Valley Ranch. Turnkey listings here routinely draw multiple offers; zoning is address-specific, so verify before you fall in love.
Browse School Zone homes →From $475KMedian Price
27 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 3
Park District
Neighborhoods surrounding Paseo Verde and Discovery parks with walking-distance playgrounds, sports fields, and the rec center. The family middle of the plan — slightly calmer than the School Zone race, with the same pipeline access.
Browse Park District homes →From $500KMedian Price
27 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 4
The District (adjacent)
The blocks nearest The District’s restaurants, boutiques, and events — dinner without driving. A modest premium buys the valley’s rarest master-plan feature: a genuine walkable main street downstairs.
Browse The District (adjacent) homes →From $500KMedian Price
27 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 5
Resort Row
Homes closest to the Green Valley Ranch Resort Casino & Spa: quick access to fine dining, the spa, the pool complex, and the cinema. Popular with entertainers and households who treat the resort as their extended living room.
Browse Resort Row homes →From $450KMedian Price
27 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 6
GVR Village
The most affordable entry into the plan: well-maintained 1,500–2,000-square-foot floor plans from the $400Ks. The honest first rung for buyers who want the schools, parks, and address now and the square footage later.
Browse GVR Village homes →From $400KMedian Price
27 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 7
The Anchor Core (The District · GVR Resort · Paseo Verde)
The amenity engine residents borrow daily: an outdoor lifestyle center, a AAA Four-Diamond resort with spa and cinema, and the flagship park’s rec center and pool. Owning anywhere in the plan puts this within about five minutes.
Browse The Anchor Core (The District · GVR Resort · Paseo Verde) homes →5Min to The District
3Anchor Parks
$60+Monthly HOA From
20Min to the Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
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BY ZIP CODE
What Does the Green Valley Ranch Market Look Like Across Its Three ZIP Codes?
Green Valley Ranch spans three Henderson ZIP codes — 89012, 89052, and 89074. Probed in June 2026, the area held 887 active listings with a $670,000 median list, $540,000 median sold, and 27 median days on market per Las Vegas REALTORS MLS data. The per-ZIP rows below are area corridors blending neighborhoods beyond the plan, not plan-only figures.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89012 | Western GVR corridor — Paseo Verde spine, Premier estates (ZIP also carries MacDonald Highlands luxury) | $1,075,000* | — | 25 | 323 | n/a† |
| 89052 | Southern GVR edge — borders the Seven Hills and Anthem foothill corridors | $698,000* | — | 27 | 339 | n/a† |
| 89074 | Eastern & northern GVR — entry villages, Cornerstone Park corridor, Green Valley blend | $485,000* | — | 28 | 225 | n/a† |
Source: Las Vegas REALTORS MLS data via Repliers, June 2026. *ZIP-wide list medians include neighborhoods beyond Green Valley Ranch — MacDonald Highlands in 89012, Seven Hills and Anthem edges in 89052, original Green Valley in 89074. The plan itself trades $400K–$900K per the community record. †Year-over-year change is intentionally omitted: ZIP blends would misattribute non-GVR swings. Per-square-foot figures omitted for the same reason. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Green Valley Ranch Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the plan record — capture Green Valley Ranch faster than any brochure: a $670,000 three-ZIP median list, $540,000 median sold, 27 days on market, and HOA dues from just $60 monthly.
$670,000
Median list price across the three ZIP codes (89012/89052/89074) that contain the plan, June 2026.
Las Vegas REALTORS
$540,000
Median sold price across the same three ZIPs over the past hundred days of closings.
LVR / GLVAR, June 2026
27
Median days from list to accepted offer across the area — well-priced plan resales move faster.
LVR / GLVAR sold data
887
Active listings across the three ZIPs in June 2026, including 66 land parcels and ZIP-blend luxury.
Las Vegas REALTORS
6,000+
Homes in the plan, built 1994 through the mid-2000s — supply is permanently fixed.
Plan record / American Nevada Corporation
~1,600
Master-planned acres in central Henderson, anchored by The District and three city parks.
Plan record
$60–$180
Monthly HOA dues — among the lowest of any premium Las Vegas Valley master plan.
Plan record
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY GREEN VALLEY RANCH
Why Does Green Valley Ranch Stand Apart From Its Peers?
From The District to the school cluster to $60 HOA dues, Green Valley Ranch occupies a niche no other Henderson master plan fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the plan record — so you can check every claim.
- Plan record / City of Henderson
A walkable retail-and-resort core
The District’s restaurants, boutiques, and events plus the AAA Four-Diamond Green Valley Ranch Resort — dining, spa, pools, and a cinema — sit inside the neighborhood, not a freeway exit away.
- GreatSchools, 2026
Henderson’s benchmark school cluster
Nate Mack Elementary (8/10), Bob Miller Middle (7/10), and Green Valley High (7/10) anchor the zoned pipeline, with 9/10 Doral Academy among the nearby charters.
- Plan record
Established and mature by design
Built 1994–2005 by American Nevada Corporation: tree-lined streets, settled infrastructure, deep comp history across 6,000+ homes — character new plans need decades to grow.
- Plan record / NRS 361.471
The lowest-dues premium plan
HOA dues of $60–$180 monthly — the commercial anchors fund themselves — plus Nevada’s 3% primary-residence tax cap under NRS 361.471 keep carrying costs predictable.
- Plan record drive times
Twenty minutes to everything
The I-215 beltway and Green Valley Parkway put the Strip, Harry Reid International, and Summerlin all about 20–25 minutes out — central Henderson’s drive-time sweet spot.
WHY BUY IN GREEN VALLEY RANCH
What Are the Top 10 Reasons to Buy a Home in Green Valley Ranch?
Green Valley Ranch’s case rests on fundamentals: top-rated Henderson schools, The District and a Four-Diamond resort in the neighborhood, HOA dues from $60 monthly, and property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471. Ten sourced reasons follow.
The school cluster
Nate Mack ES (8/10), Bob Miller MS (7/10), Green Valley HS (7/10) — one of Henderson’s strongest zoned pipelines.
GreatSchools, 2026
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
HOA dues from $60/month
Among the lowest of any Henderson master plan — the commercial anchors are not on your dues.
Plan record
The District at your door
An outdoor lifestyle center with restaurants, boutiques, and events — five minutes or a walk from most of the plan.
Plan record
A Four-Diamond resort in the neighborhood
Green Valley Ranch Resort Casino & Spa: fine dining, spa, pool complex, and a movie theater minutes from home.
Plan record
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Three anchor parks
Paseo Verde’s rec center and pool, Discovery’s trails, Cornerstone’s fishing lake and dog park.
City of Henderson
Central connectivity
About 20 minutes to the Strip, Harry Reid International, and most valley job cores via I-215.
Plan record drive times
Fixed supply, liquid market
A fully built-out plan of 6,000+ homes inside a growing city — with ~180 area closings monthly, you get scarcity AND selection.
Las Vegas REALTORS / GLVAR
New Construction
Who Builds New Homes in and Around Green Valley Ranch?
Green Valley Ranch finished its build-out in the mid-2000s — Pardee (now Tri Pointe), American West, and Pulte delivered the original 6,000+ homes — so the plan is resale-only. Buyers wanting a brand-new home nearby shop the builders below in surrounding Henderson master plans. Incentives change monthly — verify current offers first.
Move-Up & Family
Tri Pointe Homes
Pardee — a GVR original builder — operates today as Tri Pointe
Family & 55+
Pulte / Del Webb
One of Green Valley Ranch’s original production builders
Family & Mid-Market
Lennar
Large-scale new-home alternative in east Henderson
Move-Up & Luxury
Toll Brothers
Luxury production along the I-215 corridor
First-Time & Value
KB Home
Entry-level new construction within 15–20 minutes
Outdoor Recreation
What Outdoor Amenities Does Green Valley Ranch Offer?
Parks, trails, and a walkable retail core — Green Valley Ranch was planned around everyday recreation. The City of Henderson operates the anchor parks, the plan’s greenbelts link neighborhoods to schools and shopping, and 300 days of annual sunshine keep all of it usable nearly year-round.
IN-COMMUNITY
Paseo Verde Park
~30 acresRec center · Pool · SportsFree / city programs
The plan’s flagship: a recreation center, pool, tennis courts, sports fields, and playgrounds — the default weekend anchor for Green Valley Ranch families.
IN-COMMUNITY
Discovery Park
~15 acresTrails · Playground · CourtsFree
Walking trails, open turf, basketball courts, and picnic areas along Paseo Verde Parkway — the neighborhood-scale counterpart to Paseo Verde Park.
5 MIN
Cornerstone Park
~25 acresLake · Fishing · Dog parkFree
A surprise in the desert: a lake with fishing, waterside walking trails, picnic areas, and a popular dog park on the plan’s northeastern edge.
IN-COMMUNITY
The District at Green Valley Ranch
Lifestyle centerDining · Shops · EventsFree
The outdoor main street: restaurants, boutiques, seasonal events, and farmers-market energy — walkable from many of the plan’s neighborhoods.
IN-COMMUNITY
Green Valley Ranch Resort pools & spa
AAA Four-Diamond resortSpa · Pools · CinemaPaying guests
The resort’s spa, pool complex, restaurants, and movie theater function as borrowed amenities — budget for them like any night out, five minutes from home.
THROUGHOUT
Neighborhood greenbelts & tree-lined streets
~1,600 acresWalking · CyclingFree
Mature landscaping and connected paseos — three decades of tree growth that new master plans simply cannot buy.
20 MIN
Lake Las Vegas & River Mountains Loop Trail
34-mile loopCycling · PaddlingFree / rentals
Twenty minutes east, the valley’s signature paved loop and the 320-acre private lake open up big-mileage weekends.
The Green Valley Ranch Lifestyle
What Does a Weekend in Green Valley Ranch Look Like?
Three moods within five minutes of each other: a morning at Paseo Verde Park’s pool and fields, an afternoon of shopping and lunch on The District’s main street, and an evening of dinner, a movie, or the spa at the Four-Diamond resort — with City of Henderson parks and 300 days of sunshine carrying the calendar.
1,600Master-Planned Acres
6,000+Homes in the Plan
3Anchor Parks
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Green Valley Ranch Homes This Weekend?
Most weekends, yes — with 887 active listings across the area, Green Valley Ranch open houses are routine, and turnkey school-zone listings draw genuine crowds. Set up instant alerts to hear when a plan home schedules an open house — or browse every active listing and let us arrange private showings on your timeline.
Quick Answer
What does an HOA cost in Green Valley Ranch?
Budget $60 to $180 per month per the plan record — among the lowest dues of any Henderson master plan. Dues cover common-area landscaping, neighborhood parks, and association governance. The expensive-looking amenities are not on your bill: The District and the Green Valley Ranch Resort are separate commercial properties, and the anchor parks are City of Henderson facilities funded by taxes. Confirm exact dues, transfer fees, and reserves in the sub-association resale package during escrow.
Moving to Green Valley Ranch
Should I Move to Green Valley Ranch?
Every month, families from Orange County, San Diego, and the Bay Area discover that the schools-and-parks suburb priced out of reach in coastal California is attainable in central 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 relocations.
Why California Families Are Choosing Green Valley Ranch
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Green Valley Ranch adds what relocating parents actually shop for: one of Henderson's strongest school clusters, three anchor parks, an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, and HOA dues from just $60 a month.
At a $600,000 budget, coastal Orange County buyers are looking at a small condo or a dated tract home far from top campuses. That same budget in Green Valley Ranch secures a four-bedroom family home on a mature, tree-lined street — often walking distance to an 8/10-rated school, a park, or The District — with a AAA Four-Diamond resort and an outdoor lifestyle center inside the neighborhood.
According to Las Vegas REALTORS, the median list price across the three Green Valley Ranch ZIP codes is about $670,000, with the recent median sold price at $540,000 — and the plan itself trades $400K–$900K. 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 GreatSchools rates the zoned campus cluster among Henderson’s strongest.
Green Valley Ranch runs on a retail-hospitality-services economy at home and a diversified Henderson base around it: the Green Valley Ranch Resort Casino & Spa and The District anchor jobs inside the plan, the Paseo Verde corridor carries medical and professional offices, and Henderson’s broader employment in healthcare, advanced manufacturing, and city government — plus the Strip and airport job cores — all sit within about twenty minutes via I-215.
Cost of Living Snapshot — Green Valley Ranch vs. Orange County
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 that matters for families: a top-school neighborhood with parks and walkable retail starts in the $400Ks–$700Ks here and in the seven figures on the coast.
| Metric | Green Valley Ranch, NV | Orange County, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $670K (3-ZIP area) / $400K–$900K in-plan | ~$1.2M+ |
| Top-School Family Home | $475K–$900K | $1.5M+ (comparable districts) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Green Valley Ranch Rental Market — Rent vs. Own
Single-family homes typically rent for about $2,200–$3,200/month and townhomes or condos for $1,600–$2,200, with school-zone streets commanding premiums and the strongest demand each summer before the school year. Tenants anchor to campuses and stay longer than the valley norm — exactly the stability that rewards owners over a 5+ year hold. Short-term rentals are tightly regulated by the City of Henderson.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Green Valley Ranch? Our team specializes in out-of-state relocation — virtual neighborhood tours, school-zoning verification per address, renovation-quality screening on 1990s–2000s resales, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Green Valley Ranch in 8 steps
From first research to keys-in-hand, here’s the 8-12 week timeline most Green Valley Ranch 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 neighborhood tier and set a budget
Decide which Green Valley Ranch you’re buying: $400Ks GVR Village entry, $475K–$600K School Zone and Park District family homes, or $700K+ Premier Estates. Each carries different competition levels at the same 27-day area pace.
Get pre-approved early
Most of the plan trades below the conforming loan limit, so financing is straightforward — conventional from 3% down, FHA 3.5%, VA 0%. A fully underwritten pre-approval is what wins the school-zone listings that draw multiple offers.
Hire a Green Valley Ranch specialist
ZIP-blend comps mislead here — 89012 carries MacDonald Highlands luxury that has nothing to do with plan pricing. Work with an agent who comps inside the plan and knows which streets feed which campuses.
Tour with a renovation eye
Walk the School Zone at drop-off hour and The District blocks at dinner. On every 1994–2005 resale, look past staging: roofs, HVAC age, windows, and kitchen-bath updates are where the real price differences live.
Verify school zoning per address
Zoning is parcel-specific across 6,000+ homes — confirm the exact CCSD campus assignment for any address you’re serious about before writing, and check charter lottery timing if Doral or Somerset is the plan.
Write and negotiate the offer
Turnkey school-zone homes draw multiple offers; dated originals have negotiating room. Your agent’s comp judgment — plan-only, not ZIP-wide — decides whether you pay the right price for condition.
Inspection, HOA docs & appraisal
Order roof, HVAC, and sewer-line evaluations on vintage stock, and pull the sub-association resale package early — dues are low, but documents still surprise. Nevada closes through escrow companies, typically 30-45 days.
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. Your first weekend: Paseo Verde Park, then dinner on The District.
ECONOMY & JOBS
What Drives the Green Valley Ranch Economy?
Green Valley Ranch runs on retail, hospitality, and services at home plus Henderson’s diversified base around it. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. The resort, The District, and the Paseo Verde professional corridor anchor jobs inside the plan.
$88,654Median household income, HendersonU.S. Census QuickFacts
~$100KAverage household income in the planCommunity record
75%Owner-occupied homes in the planCommunity record
20 minTo Strip & airport job centersVia I-215 → I-15
Top Green Valley Ranch-Area Employers
- Green Valley Ranch Resort Casino & SpaAAA Four-Diamond resort, gaming, dining, and spa operations
- The District at Green Valley RanchRestaurants, boutiques, and lifestyle-center retail employment
- City of Henderson / CCSD campusesMunicipal services and the plan’s school cluster
- Paseo Verde professional & medical corridorMedical, dental, legal, and professional offices
- Grocery & service anchorsMultiple supermarkets and everyday-services employment in-plan
- Henderson I-215 employment corridorHealthcare, finance, and office parks minutes west and east
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Green Valley Ranch Compare to Henderson, Las Vegas & Summerlin?
If you’re weighing Green Valley Ranch against the valley’s other family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Green Valley Ranch wins on walkable retail and carrying costs, Summerlin on price spread and new construction, Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Green Valley Ranch | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $670K (3-ZIP) / $400K–$900K in-plan | $548K | $476K | $728K |
| Active Listings | 887 (3-ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 27 | 21 | 20 | 21 |
| Population | ~17,000 (plan record) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | ~$100K (plan record) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 58 |
| HOA Dues (typical) | $60–$180/mo | Varies by plan | Varies | $60–$300+/mo |
| New Construction | None — built out mid-2000s | Very High (Cadence, Inspirada) | Moderate | Very High (Summerlin West) |
| Best For | Families · Schools · Walkable retail | Families · Safety · Value spread | Investors · Urban · Value | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Green Valley Ranch income and crime figures are plan-record and Henderson citywide respectively — the Census and FBI do not tabulate the plan separately. Last updated June 2026.
Cost of Ownership
What Will Green Valley Ranch Cost You Each Month?
A $540,000 ZIP-area-median Green Valley Ranch purchase runs about $3,960 monthly with 10% down at 7% per Freddie Mac’s rate survey — and GVR’s $60–$180 HOA dues are among Henderson’s lowest. The tabs below model your payment, compare renting, and break down association costs across the plan’s villages.
Payment Estimator
Estimate Your Green Valley Ranch Payment
$4,060
Estimated Monthly Payment
- Principal & Interest$3,233
- Property Tax$274
- Insurance$150
- HOA$200
- PMI$203
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 Green Valley Ranch right now?
School-anchored tenant demand keeps plan rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, fixed supply tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,960 / mo
- Principal & Interest
- $3,233
- Property Tax (~0.6%)
- $270
- Homeowners Insurance
- $95
- HOA (plan record range)
- $120
- PMI (10% down)
- $243
5-year net cost:~$162,000
Equity built:~$118,000
RENT (GVR-AREA SFR MEDIAN)
$2,600 / mo
- Median GVR-Area Rent (SFR)
- $2,600
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$169,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $540,000 area-median home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $118,000 in equity (including the down payment, net of selling costs) while the renter walks away with none. A fully built-out plan inside a growing city is the supply argument behind the appreciation assumption.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $120/mo HOA.
HOA Fees by Community
HOA Fees by Neighborhood Tier
Green Valley Ranch dues run $60–$180 monthly per the plan record — low because the headline amenities are not association-funded. Sub-association dues vary by street; always confirm in the resale package.
Entry & Family Villages
$60–$120 / mo
GVR Village · Park District streets
$60–$120
Includes:
Common-area landscaping, neighborhood parks, association governance
School Zone · District-adjacent blocks
$80–$150
Includes:
Same base coverage; some sub-associations add gated entries or extra greenbelt
Premier & Estate Sections
$120–$180 / mo
GVR Premier Estates
$120–$180
Includes:
Enhanced common areas, larger greenbelts, select card-gated cul-de-sacs
Sub-association add-ons
Varies
Includes:
Confirm exact dues, transfer fees, and reserves in the resale package
What Dues Do NOT Cover
Separate
The District & GVR Resort
Pay as guest
Includes:
Commercial anchors — dining, spa, cinema, and events are customer-funded, not dues-funded
Paseo Verde · Discovery · Cornerstone parks
Tax-funded
Includes:
City of Henderson facilities — free public access, no HOA line item
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Green Valley Ranch?
The I-215 beltway and Green Valley Parkway carry nearly everything in and out of the plan, with Paseo Verde Parkway as the internal spine. Most households drive, with mean Henderson commutes near 25 minutes per U.S. Census ACS data — shorter than the coastal-metro averages most relocators leave behind, and many daily errands here are a five-minute hop.
Drive Times from Green Valley Ranch
- 5 minThe District at Green Valley RanchGreen Valley Pkwy / Paseo Verde Pkwy
- 10 minGalleria at SunsetVia Sunset Rd
- 12-15 minWater Street (downtown Henderson)Sunset Rd → Water St
- 20 minHarry Reid Intl AirportI-215 west
- 20 minLas Vegas StripI-215 → I-15 north
- 20 minLake Las VegasLake Mead Pkwy east
- 25 minDowntown Las VegasI-515 north
- 25-30 minSummerlinI-215 west across the valley
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Green Valley Ranch?
Most Green Valley Ranch purchases close in 30 to 45 days; cash offers can close in 7–14. Because the housing stock dates to 1994–2005, schedule roof, HVAC, and sewer-line evaluations early, and expect the HOA resale package to add document-review days. Fully built out, the plan has no builder timelines; escrow companies, not attorneys, handle Nevada closings.
Quick Answer
What down payment do you need to buy in Green Valley Ranch?
Most Green Valley Ranch buyers put down 5% to 20%. Conventional loans start at 3% for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans. On a $475,000 plan-entry resale, plan roughly $14,250 (3%) to $95,000 (20%); at the $540,000 three-ZIP median sold price, $27,000 (5%) to $108,000 (20%). Jumbo thresholds rarely matter here — most of the plan trades below the conforming loan limit, which keeps financing simple and competitive.
Green Valley Ranch FAQ — 18 Answers
What Do Green Valley Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Green Valley Ranch?
The three ZIP codes containing Green Valley Ranch — 89012, 89052, and 89074 — carry a median list price near $1,099,000 per Las Vegas REALTORS MLS data, but that area blends in MacDonald Highlands and Seven Hills luxury. Inside the plan, resales run roughly $400,000 for 1,500–2,000-square-foot homes to $900,000 for estate-style properties on premium view lots.
What are the best neighborhoods in Green Valley Ranch?
It depends on your priorities. GVR Premier Estates (from the $700Ks) leads on lot size and views; School Zone streets (from the $470Ks) sit within walking distance of the top-rated campuses; Park District homes (from the $500Ks) border Paseo Verde Park; The District-adjacent blocks trade walkability for a small premium; Resort Row (from the $450Ks) puts dining and the spa minutes away; and GVR Village (from the $400Ks) is the value entry into the plan.
Is Green Valley Ranch the same as Green Valley?
No — they are siblings, not twins. American Nevada Corporation launched the original Green Valley master plan in 1978; Green Valley Ranch followed in 1994 as the newer, more amenity-dense chapter, spanning roughly 1,600 acres with 6,000+ homes around The District and the Green Valley Ranch Resort. Green Valley is far larger and older. Listings, schools, and HOA structures differ between the two, so confirm which plan an address actually belongs to before you compare prices.
What is the average days on market in Green Valley Ranch?
Homes sold across the three Green Valley Ranch ZIP codes over the past hundred days took a median of about 22 days from list to accepted offer, per Las Vegas REALTORS MLS statistics. Over the past twelve months the monthly median ranged from 20 to 36 days. Well-priced school-zone resales routinely move on the faster end of that band, while dated originals needing renovation sit longer — preparation and pricing decide which group you join.
What are property taxes like in Green Valley Ranch?
Property taxes are low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% of a home’s value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $540,000 purchase — the recent three-ZIP median sold price — that pencils to roughly $2,700–$3,800 per year. Always verify the parcel’s exact levy and any remaining special-assessment balance in escrow before closing.
Are there HOA fees in Green Valley Ranch?
Yes, and they are refreshingly modest: $60 to $180 per month per the plan record, among the lowest of Henderson’s master plans. Dues cover common-area landscaping, neighborhood parks, and association governance. Note what they do NOT cover — The District and the Green Valley Ranch Resort are separate commercial properties, not HOA amenities, which is part of why dues stay low. Pull the sub-association’s resale package in escrow to confirm exact dues for any specific street.
What is the cost of living in Green Valley Ranch?
Moderate for what you get. The $1,099,000 three-ZIP median list price overstates the plan itself — Green Valley Ranch resales run $400K–$900K, bracketing Henderson’s $548K citywide median. Carrying costs stay friendly: HOA dues of $60–$180 monthly, an effective property-tax rate near 0.5–0.7%, and Nevada’s zero state income tax, which saves most relocating California households five figures annually. Day-to-day costs track the rest of Clark County.
What are the schools like in Green Valley Ranch?
Schools are the headline reason families choose this plan. The zoned Clark County School District lineup — Nate Mack Elementary (8/10), Bob Miller Middle School (7/10), and Green Valley High School (7/10) — rates among Henderson’s strongest clusters. Nearby choice options add depth: Doral Academy (9/10) and Somerset Academy (8/10) charters, plus private Henderson International School and Bishop Gorman High School. Zoning is address-specific across 6,000+ homes, so verify the exact campus per parcel before you offer.
Is Green Valley Ranch a good place for families?
It is one of the Las Vegas Valley’s benchmark family addresses. The school cluster rates among Henderson’s best, Paseo Verde, Discovery, and Cornerstone parks anchor weekends, The District puts restaurants and shops within a short walk or drive, and Henderson’s top-ten safety ranking among large U.S. cities does the background work. The trade-off is vintage: most homes date to 1994–2005, so families wanting brand-new construction look to Cadence or Inspirada instead.
Is Green Valley Ranch gated, and is it safe?
Green Valley Ranch is an open master plan — no staffed gate, though a handful of sub-associations have card-gated entries. Safety comes from the city around it: Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons, and the Henderson Police Department covers the community. Typical incidents are suburban property matters. Buyers who specifically want 24-hour guard gates compare neighboring MacDonald Highlands or Seven Hills.
Is there new construction in Green Valley Ranch?
Essentially none — the plan finished its build-out in the mid-2000s, so this is a resale market. Pardee (now Tri Pointe), American West, and Pulte delivered the original 6,000+ homes across multiple phases. The upside is maturity: established trees, settled streetscapes, known schools, and deep comparable-sales history. Buyers who want a brand-new home with Green Valley Ranch convenience typically shop Cadence or Inspirada, both within a twenty-minute drive.
What amenities does Green Valley Ranch offer?
The anchor pair is unmatched in Henderson: The District at Green Valley Ranch — an outdoor lifestyle center with restaurants, boutiques, and events — and the AAA Four-Diamond Green Valley Ranch Resort Casino & Spa with fine dining, a spa, a pool complex, and a movie theater. Around them sit Paseo Verde Park’s recreation center, pool, and sports fields, Discovery Park’s trails, Cornerstone Park’s fishing lake and dog park, plus grocery, medical, and professional services throughout the plan.
How is the commute from Green Valley Ranch?
Central and fast. The I-215 beltway and Green Valley Parkway are the plan’s primary corridors: about 20 minutes to the Strip and Harry Reid International Airport via I-215 to I-15, roughly 5 minutes to The District, 10 to the Galleria at Sunset, and 20–25 to Summerlin across the beltway. East-valley and airport-area commuters get some of the best drive-time math of any premium Las Vegas Valley address.
What is the rental market like in Green Valley Ranch?
Steady and school-driven. Single-family homes typically rent for about $2,200–$3,200 per month and townhomes or condos for $1,600–$2,200, per Las Vegas REALTORS rental tracking, with the strongest demand spikes before each school year. Tenants stay longer here than the valley norm because families anchor to campuses. Short-term rentals are tightly regulated by the City of Henderson — never underwrite vacation-rental income without reading the city rules and the association’s CC&Rs first.
What should I know before buying in Green Valley Ranch?
Four things move real money here. First, vintage: 1994–2005 housing stock means roofs, HVAC, and original windows deserve hard inspection scrutiny — renovation quality varies street to street. Second, comps: the surrounding ZIPs blend in MacDonald Highlands and Seven Hills, so never price a Green Valley Ranch resale off raw ZIP medians. Third, school zoning is address-specific — verify per parcel. Fourth, pull the sub-association resale package early; dues are low, but documents still surprise.
What down payment do you need to buy in Green Valley Ranch?
Most Green Valley Ranch buyers put down 5% to 20%. Conventional loans start at 3% for qualified buyers, FHA allows 3.5%, and VA loans allow 0% for eligible veterans. On a $475,000 plan-entry resale, plan roughly $14,250 (3%) to $95,000 (20%); at the $540,000 three-ZIP median sold price, $27,000 (5%) to $108,000 (20%). Jumbo thresholds rarely matter here — most of the plan trades below the conforming loan limit, which keeps financing simple and competitive.
What does an HOA cost in Green Valley Ranch?
Budget $60 to $180 per month per the plan record — among the lowest dues of any Henderson master plan. Dues cover common-area landscaping, neighborhood parks, and association governance. The expensive-looking amenities are not on your bill: The District and the Green Valley Ranch Resort are separate commercial properties, and the anchor parks are City of Henderson facilities funded by taxes. Confirm exact dues, transfer fees, and reserves in the sub-association resale package during escrow.
How long does it take to close on a home in Green Valley Ranch?
Most Green Valley Ranch purchases close in 30 to 45 days; cash offers can close in 7–14. Two plan-specific notes: inspection matters more than average because the housing stock dates to 1994–2005 — schedule roof, HVAC, and sewer-line evaluations early — and the HOA resale package adds a few days of document review. There are no builder timelines to manage since the plan is fully built out; escrow companies, not attorneys, handle Nevada closings.
Updated June 2026
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
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PEOPLE ALSO ASK
What Else Do People Ask About Green Valley Ranch?
These are the eight queries Green Valley Ranch buyers actually type into Google and AI assistants — answered in two or three sentences with verifiable specifics: community facts from the City of Henderson and the plan record, prices from Las Vegas REALTORS, school ratings from GreatSchools.
Is Green Valley Ranch the same as Green Valley?
No — Green Valley Ranch is the newer 1994 master plan by American Nevada Corporation, roughly 1,600 acres with 6,000+ homes around The District. The original Green Valley dates to 1978 and is far larger. They are adjacent siblings with different schools, HOAs, and price behavior.
Is the Green Valley Ranch Resort part of the HOA?
No. The AAA Four-Diamond resort sits within the community but is a separate commercial property — not an HOA amenity and not funded by your dues. Residents enjoy its dining, spa, pools, and cinema as paying guests, effectively a resort in the neighborhood.
Is Green Valley Ranch gated?
No — it is an open master plan with active HOA governance rather than a staffed gate, which is part of why dues stay at $60–$180 monthly. A handful of sub-associations have card-gated entries; buyers wanting 24-hour guards compare MacDonald Highlands or Seven Hills nearby.
What ZIP codes cover Green Valley Ranch?
Three: 89012, 89052, and 89074. Search all three when setting alerts — listings split across them, and each ZIP also contains neighborhoods beyond the plan, so an agent’s plan-level filter beats a raw ZIP search.
When was Green Valley Ranch built?
American Nevada Corporation launched the plan in 1994, and builders including Pardee, American West, and Pulte delivered the 6,000+ homes across phases through the mid-2000s. That vintage means mature trees and settled streets — and renovation variability worth inspecting carefully.
Who developed Green Valley Ranch?
American Nevada Corporation — the same developer behind the original Green Valley — master-planned the community, with Pardee (now Tri Pointe), American West, and Pulte among the production builders that delivered its homes.
How far is Green Valley Ranch from the Strip?
About 20 minutes via I-215 to I-15, per the plan record’s drive times. Harry Reid International Airport is also roughly 20 minutes, The District about 5, and the Galleria at Sunset about 10.
Why are HOA dues so low in Green Valley Ranch?
Because the headline amenities pay for themselves: The District and the resort are commercial properties, and the anchor parks are City of Henderson facilities. The association maintains common areas and governance only — hence $60–$180 monthly per the plan record.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, a 150+ agent team — the largest in the Valley — and 9,061+ verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Green Valley Ranch’s school-zone streets, Premier estates, and District-adjacent blocks — that depth is why the team ranks #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
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Want to Talk to a Green Valley Ranch Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the NREG team have closed thousands of Henderson and Las Vegas transactions since 2009 — and in a plan where ZIP-blend comps mislead and school zoning is parcel-specific, knowing every Green Valley Ranch street is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Green Valley Ranch?
Compare Green Valley Ranch with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading the plan’s schools-and-walkability mix for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Green Valley Ranch Neighborhoods Can You Explore A–Z?
Six neighborhood types and several corridors make up the plan’s 6,000+ homes. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and school-zoning maps for any of them on request.
C
- Cornerstone Park corridor (89074)
G
- GVR Premier Estates
- GVR Village
P
- Park District
- Paseo Verde corridor
R
- Resort Row
S
- School Zone
T
- The District at Green Valley Ranch (adjacent blocks)
KEEP LEARNING
What Else Should You Read About Green Valley Ranch?
These guides extend the research most Green Valley Ranch buyers do next — understanding the broader Henderson market, weighing Henderson against Summerlin, 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 →COMPARISON
Summerlin vs Henderson: Luxury & Lifestyle
The two premier sides of the valley compared — schools, pricing, commutes, and which master plans fit which buyers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Green Valley Ranch Data Come From?
Every statistic here is sourced from a primary or government dataset or the community plan record, and we refresh these numbers monthly. Honesty note: the three Green Valley Ranch ZIP codes also contain MacDonald Highlands, Seven Hills edges, and original Green Valley, so we label every area figure as ZIP-area data. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and monthly closing counts for ZIPs 89012/89052/89074. lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (the plan is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks and city facilities, police and fire coverage, short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, special-assessment records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026