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 South, Henderson
Green Valley South Homes For Sale
Nevada's #1 team for Green Valley South real estate. Search Henderson's established 1990 master-plan expansion — family streets in top school zones, Horizon Ridge executive homes, and luxury enclaves — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89012/89052)
$750K
LVR / GLVAR, June 2026
HOMES IN THE MASTER PLAN
10,000+
Community records
ESTABLISHED
1990
American Nevada Corporation
DAYS ON MARKET
27
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Green Valley South at a Glance?
Green Valley South is Henderson's 1990 American Nevada Corporation master-plan expansion — 10,000+ homes spanning established family streets through Horizon Ridge executive corridors. The ZIP area (89012/89052) shows a $749,900 median list price and 27-day market pace per Las Vegas REALTORS, with City of Henderson services on every street.
- The 1990 expansion: built by American Nevada Corporation as the move-up tier of the original Green Valley plan — 10,000+ homes on the southern half of the 8,400-acre footprint.
- The price ladder: $350K original condos through $450K–$750K family streets to $1M+ executive homes along Horizon Ridge Parkway.
- Schools: Coronado High School rates 9/10 and Elise L. Wolff Elementary rates 9/10 on GreatSchools — verify zone lines block by block before offering, as they shift across a 10,000-home plan.
- Liquidity: 340 ZIP-area closings in the past 100 days at a 27-day median — a deep, active resale market, not a thin niche.
- City backbone: Henderson police, fire, parks, and water services, with the Galleria five to ten minutes away and Harry Reid Airport fifteen minutes up the I-215.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Green Valley South Homes for Sale?
The Green Valley South ZIP area (89012/89052) carried 668 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $350K condos to $3M+ luxury estates along Horizon Ridge. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
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 South Homes Sell in Each Price Range?
Median list price across the Green Valley South ZIP area (89012/89052) sits at $749,900 per Las Vegas REALTORS June 2026 MLS data, but the plan spans every rung: original condos from $350K to $3M+ luxury estates. The bands below show our modeled split of the area's 668 active listings.
Browse Green Valley South Listings
How Can You Find a Green Valley South Home by Type, Lifestyle & Price?
The Green Valley South area's 668 active listings break down into distinct neighborhood tiers, property types, and the price filters below — each link opens our live MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89012 and 89052.
Which Green Valley South Neighborhoods Should You Explore?
Green Valley South contains several distinct zones — from established family streets near the plan's parks to executive-level Horizon Ridge homes. Each card links to the most relevant hub or live search for current inventory.
By Property Type
By Price Range
Updated daily · 668 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Green Valley South Listings First?
Custom alerts by neighborhood tier, school zone, price, and beds — no spam, unsubscribe anytime. Homes in the Coronado High School zone routinely go under contract within the first ten days per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the first open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
8/10
8/10
9/10
8/10
8/10
How Are the Schools in Green Valley South?
Green Valley South zones to Coronado High School (9/10 on GreatSchools), Elise L. Wolff Elementary (9/10), and Bob Miller Middle School (8/10) — with Doral Academy charter at 9/10 nearby. Zone lines shift block by block across a 10,000-home plan; verify the exact assignment for every address before offering.
Top Rated
9/10
9/10Elise L. Wolff ES
Zoned · central/south Green Valley South
K-5750 Students18:1
8/10Gene Ward ES
Zoned · east Green Valley South
K-5700 Students17:1
8/10John C. Vanderburg ES
Zoned · south sections
K-5680 Students18:1
9/10Doral Academy of Nevada
Charter · Henderson area (10 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (12 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (10 min)
PreK-5400 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Green Valley South Families?
According to GreatSchools.org, Green Valley South zones to Coronado High School (9/10) and Elise L. Wolff Elementary (9/10) — the plan's headline school-zone strength — with Bob Miller Middle School at 8/10 and Doral Academy charter leading the 9/10 non-zoned options. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Coronado HS | Public (zoned) | 9-12 | 9/10 | Green Valley South primary zone | $450,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 9/10 | Central/south Green Valley South | $450,000+ |
| 3 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 10 min | $350,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 8/10 | South Green Valley area | $350,000+ |
| 5 | Gene Ward ES | Public (zoned) | K-5 | 8/10 | East Green Valley South | $350,000+ |
SAFETY & CRIME
Is Green Valley South Safe?
Direct Answer
Yes. Green Valley South is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Inside the plan, established owner-occupied streets from 1990, well-maintained park infrastructure, and select gated enclaves along Horizon Ridge keep typical incidents to suburban property matters.
- Safest large U.S. cities, Henderson regular rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Over three decades of settled, owner-heavy streetsCommunity records
- Violent crime vs national average, Henderson citywideFBI Uniform Crime Reporting
What Buyers Should Know
Maturity anchors safety in Green Valley South: owner-occupied streets established in 1990, interior residential layouts that avoid arterial cut-through traffic, and the Henderson Police Department's coverage backed by a city that funds public safety well above national per-capita norms.
The commercial corridors nearby — the Galleria at Sunset, Eastern Avenue retail strip, and Horizon Ridge Parkway — see the property incidents typical of any active shopping zone: vehicle break-ins and shoplifting reports concentrated around parking areas, at rates consistent with Henderson's broader city figures. Residential blocks two or three streets removed run noticeably quieter.
For buyers who want an additional layer, select Horizon Ridge Parkway enclaves offer gated entry. For most of the plan, standard suburban precautions — perimeter lighting, locked vehicles, package management — address the realistic risk picture for an established Henderson community of this character.
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 South, NV?
The Answer
Green Valley South delivers Henderson's most established move-up living: the 1990 American Nevada Corporation expansion of the Green Valley plan, with tree-lined family streets, 9/10-rated CCSD school zones, parks inside the community footprint, and the Horizon Ridge executive corridor. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Green Valley South known for?
Green Valley South is known as the established, move-up tier of the original Green Valley master plan — the 1990 expansion that added family streets, executive homes, and park infrastructure to the southern portion of Henderson's 8,400-acre master community, with school-zone strength that anchors resale demand.
Who should live in Green Valley South?
It fits school-driven families targeting Coronado High School zoning, move-up buyers who want executive homes in an established master plan, California relocators seeking a 9/10-rated suburb at a fraction of coastal prices, downsizers wanting mature streets without HOA complexity, and long-term investors who value a deep resale market.
What is daily life like?
Mornings start at Green Valley South Park or Acacia Park, errands run inside the plan — Galleria at Sunset, The District, St. Rose Dominican — and the I-215 beltway puts the airport fifteen minutes from the driveway. Weekends favor the Pittman Wash Trail, Heritage Park, or dinner at The District's open-air restaurants.
Location
Where Is Green Valley South
Green Valley South occupies the southern portion of the broader Green Valley master plan in central-west Henderson, roughly bounded by Horizon Ridge Parkway to the south, Pecos Road to the east, Green Valley Parkway to the west, and Warm Springs Road to the north. Approximately 10 miles from the Las Vegas Strip.
Galleria at Sunset
8
Min
The District
8
Min
Water Street
12
Min
Airport
15
Min
Strip
20
Min
Green Valley South
At a Glance$749,900
Median List Price (ZIP area)
$615,000
Median Sold (past 100 days)
668
Active Listings (ZIP area)
27
Days on Market
- Setting
- Established master-plan expansion, south Henderson
- Homes
- 10,000+
- Established
- 1990
- Developer
- American Nevada Corporation
- Parent Plan
- Green Valley
- Retail
- Galleria at Sunset · The District (5–10 min)
- Sunshine
- 300 days/year
- Schools
- Top-rated CCSD + charters
- Guard-Gated
- Select Horizon Ridge enclaves
- Distance to Strip
- ~20 min
- Distance to Airport
- ~15 min
LIVABILITY REPORT CARD
How Does Green Valley South Score?
Green Valley South earns top marks for schools, safety, and commute efficiency — with honest trade-offs on housing-stock age and the ZIP-area price level that prices out entry buyers. Below is our category-by-category report card, the same six factors our agents walk through with every relocating buyer before a first tour of this established Henderson plan.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Select Horizon Ridge enclaves add gated security.
Grade A: Schools
Coronado High School 9/10 and Elise L. Wolff Elementary 9/10 on GreatSchools; Bob Miller Middle 8/10 — with Doral Academy charter at 9/10 nearby.
Grade B: Cost of Living
The $749,900 ZIP-area median exceeds Henderson's $548K citywide figure, reflecting the plan's move-up character; Nevada's zero income tax partially offsets for relocators.
Grade A-: Amenities
Green Valley South Park, Acacia Park, Heritage Park, the Galleria at Sunset, The District, and St. Rose Dominican Hospital within ten to fifteen minutes.
Grade B+: Outdoor Access
Three in-plan parks plus the Pittman Wash Trail connection; Lake Mead's shoreline about twenty minutes east via Lake Mead Parkway.
Grade A-: Commute
Green Valley Parkway to I-215 beltway: 15 minutes to the airport, 20 to the Strip, 12 to Water Street downtown Henderson.
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 South a good place to live?
Yes — by the standards most move-up and school-driven buyers apply, Green Valley South is one of Henderson's benchmark addresses. The plan pairs 9/10-rated school zones at Coronado High School and Elise L. Wolff Elementary with established, tree-lined streets developed by American Nevada Corporation in 1990, three in-plan parks, and an I-215 commute that puts the airport fifteen minutes away. The $749,900 ZIP-area median reflects that quality premium. The honest trade-offs: the 1990-era stock demands inspection diligence on roofs and HVAC, buyers wanting entry-level pricing need to look at neighboring ZIP codes, and ZIP-area statistics blend in the higher-priced Horizon Ridge and MacDonald Ranch corridors. Nevada's zero state income tax sweetens every relocation into this plan.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Green Valley South?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Green Valley South — the parent city holds 331,857 residents with a median household income of $88,654. Community records place approximately 30,000 residents inside the Green Valley South plan itself, across roughly 10,000 households.
The Census does not tabulate Green Valley South separately, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows a blend of school-driven families concentrated around the Coronado High School zone, move-up California relocators, long-tenured original owners, and professional households drawn by the Horizon Ridge executive corridor and I-215 access.
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 South is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Green Valley South Area Growing?
Green Valley South reached build-out in the early 2000s — the plan's 10,000+ homes are established, not expanding — while its parent city of Henderson compounds steadily. Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth sustains resale demand for Green Valley South's fixed, high-quality supply.
331,857Henderson residents (Census)
10,000+Homes in the Green Valley South plan
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means turnover, not expansion: 340 ZIP-area closings in the past 100 days show how actively the established stock trades. That is the investment logic of a built-out master plan — no new supply can dilute it, while every new Henderson resident adds demand for the schools, parks, and commute access Green Valley South already delivers.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Green Valley South separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Green Valley South Score for Livability?
Green Valley South earns A-grade school ratings and Henderson-level safety with honest trade-offs: a price point above the Henderson median and housing stock from 1990–2002 that requires inspection attention. The rings below break the composite into six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 89A-
Overall Livability
- 90A
Schools (zoned)
- 90A
Safety
- 72B
Cost of Living
- 86A-
Amenities
- 79B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Green Valley South Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Green Valley South ZIP area (89012/89052) from Las Vegas REALTORS MLS data. ZIPs 89012 and 89052 are broader than the plan — they include MacDonald Ranch and Sun City MacDonald Ranch — so treat figures as area-level orientation anchored to the 100-day medians.
Median Sold Price
$585K–$622K monthly band; $615K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
25–33 day monthly range; 27 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~102/mo recent pace — 340 ZIP-area closings in the past 100 days
vs May 2025
Source: Las Vegas REALTORS
27
MEDIAN DAYS ON MARKET
$750K
ZIP-AREA MEDIAN LIST
668
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Green Valley South specialist.
Market Competitiveness
How competitive is Green Valley South right now?
Green Valley South is a brisk, established market — ZIP-area homes averaged 27 median days on market over the past hundred days per Las Vegas REALTORS, on 340 closings. Family homes in the 9/10 Coronado High School zone typically draw offers within ten days; Horizon Ridge executive homes pace 30–45 days by condition.
63Somewhat Competitive
- 27 daysMedian days on market (sold, 100d)
- 340ZIP-area closings, past 100 days
- 668Active listings (June 2026)
- ~102/moTypical closings per month
Is Green Valley South Right for You?
Who Should Buy a Home in Green Valley South?
Green Valley South spans $350K entry condos through $3M+ Horizon Ridge executive homes, with lifestyle and school-zone fit that rewards specific buyer types. Six profiles below match buyer needs to neighborhood tiers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Green Valley South Neighborhoods Fit Your Buyer Type?
School-Driven Families
- Coronado HS zoning — 9/10, one of Henderson's premier campuses
- Elise L. Wolff Elementary 9/10 zoned
- Three in-plan parks for weekend activities
- Verify zone boundaries block by block before offering
Move-Up & Executive Buyers
- Horizon Ridge Parkway executive homes from $800K
- Custom and semi-custom executive inventory
- Select gated enclaves for additional privacy
- Trade up without leaving the plan or the school zone
California Relocators
- Zero state income tax vs California's 13.3%
- Same school-zone quality at half the coastal price
- 3% annual property-tax cap under Nevada law
- I-215 commute to airport and employment centers
First-Time Buyers
- Condos and entry homes from the $350Ks
- FHA 3.5% down available in entry price band
- Established HOA infrastructure in place
- Inspection diligence on 1990–2002-era systems
Downsizers & Empty Nesters
- Single-story executive homes on mature lots
- Errands, healthcare, and dining inside ten minutes
- St. Rose Dominican Hospital nearby
- Compare against dedicated 55+ communities first
Long-Term Investors
- $2,400–$3,200/mo single-family rents
- School-zone proximity drives tenant quality
- Deep 10,000-home plan with active resale market
- Henderson short-term rental rules are strict — plan long-term
Best Fit For
- California relocators — a premier school-zone suburb at a fraction of coastal prices, zero state income tax, and a 3% property-tax cap on primary residences.
- School-driven families — Coronado High School zoning at 9/10, Elise L. Wolff Elementary at 9/10, and three in-plan parks for everyday recreation.
- Move-up buyers — Horizon Ridge executive homes let you upgrade to $3M+ without moving your kids out of their school zone.
- First-time buyers — genuine entry points from the $350Ks with FHA-eligible pricing and an established master-plan infrastructure.
- Downsizers — single-story executive homes on mature lots with healthcare, retail, and dining within fifteen minutes.
- Long-term investors — a deep, active 10,000-home resale market with school-zone tenant demand and steady rent floors.
Ready to explore homes in Green Valley South? Our team knows every neighborhood tier, school zone, and Horizon Ridge corridor home in the plan.
Start Your Home SearchPros
- Coronado High School zoning at 9/10 — one of Henderson's premier public high schools
- Elise L. Wolff Elementary zoning at 9/10 and Bob Miller Middle School at 8/10
- Henderson city services and safety — Henderson regularly ranks among America's safest large cities per FBI UCR comparisons
- American Nevada Corporation 1990 master plan — three decades of established stability
- Horizon Ridge executive corridor — $800K to $3M+ homes within the plan
- Three in-plan parks plus Pittman Wash Trail connection
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Ten minutes to the Galleria at Sunset and The District at Green Valley Ranch
Honest Considerations
- Housing stock dates to 1990–2002 — roofs, HVAC, and water heaters need inspection budget
- ZIP-area median of $749,900 exceeds Henderson's $548K citywide figure, pricing out entry buyers
- Almost no new construction — buyers wanting new builds must look to neighboring plans
- School-zone boundaries shift block by block — the wrong side of a street changes the assignment
- ZIP-area statistics blend in Horizon Ridge and MacDonald Ranch luxury — comps need local judgment
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Green Valley South's Top Neighborhoods Compare?
A like-for-like comparison of Green Valley South's primary neighborhood tiers — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Family streets (Coronado HS zone) | ~$650,000 | ~$300 | 22 | ~200 | Families · Schools |
| Horizon Ridge corridor | ~$1,100,000 | ~$360 | 38 | ~120 | Executive · Move-Up |
| Acacia Park area | ~$590,000 | ~$285 | 25 | ~90 | Established · Walkable |
| Heritage Park area | ~$560,000 | ~$275 | 26 | ~80 | Quiet · Mature |
| Condo & townhome corridor | ~$425,000 | ~$260 | 24 | ~58 | Entry · First-time |
| Original Green Valley South | ~$580,000 | ~$280 | 27 | ~120 | Established · Value |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89012/89052) — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Green Valley South's Top Neighborhoods?
Submarket 1
Family streets (Coronado HS zone)
The plan's school-zone heart — established family streets from 1990 feeding Coronado High School and Elise L. Wolff Elementary, three in-plan parks within walking distance, and the plan's fastest-moving price tier.
Browse Family streets (Coronado HS zone) homes →~$650KMedian Price
22Days on Market
~200Active Listings
~$300Price / Sq Ft
Submarket 2
Horizon Ridge corridor
Executive and luxury homes along Horizon Ridge Parkway — larger lots, custom finishes, valley views on select lots, and select gated enclaves. The plan's move-up pinnacle, with a slower-moving market that rewards patient buyers.
Browse Horizon Ridge corridor homes →~$1.1MMedian Price
38Days on Market
~120Active Listings
~$360Price / Sq Ft
Submarket 3
Acacia Park area
Established family streets on the plan's western edge, walkable to Acacia Park and the trail connection — the quieter, park-adjacent alternative to the higher-priced Horizon Ridge tier.
Browse Acacia Park area homes →~$590KMedian Price
25Days on Market
~90Active Listings
~$285Price / Sq Ft
Submarket 4
Heritage Park area
The plan's quietest streets, centered on Heritage Park's tennis courts and open recreation space — attractive to buyers who want established character at a slight discount to the Acacia Park zone.
Browse Heritage Park area homes →~$560KMedian Price
26Days on Market
~80Active Listings
~$275Price / Sq Ft
Submarket 5
Condo & townhome corridor
The plan's most accessible entry point: 1990s-era condos and townhomes in the $350K–$500K range, with FHA-eligible pricing and low-maintenance HOA structures — the starting rung of the Green Valley South ladder.
Browse Condo & townhome corridor homes →~$425KMedian Price
24Days on Market
~58Active Listings
~$260Price / Sq Ft
Submarket 6
Original Green Valley South
The 1990-vintage founding streets — larger lots, mature landscaping, single-story floor plans favored by downsizers, and the plan's best value-per-square-foot for buyers who budget for system updates.
Browse Original Green Valley South homes →~$580KMedian Price
27Days on Market
~120Active Listings
~$280Price / Sq Ft
Submarket 7
The Broader Green Valley Plan
Green Valley South is the southern expansion of the original 8,400-acre Green Valley master plan. The parent plan includes Green Valley Ranch (with The District retail), Green Valley North, Green Valley Highlands, and Legacy Golf Estates — each with its own market character and price tier. Buyers who want The District's walkability or Legacy golf frontage will find those submarkets covered on the Green Valley Ranch page.
Browse The Broader Green Valley Plan homes →8,400Total Green Valley Plan Acres
35,000+Total Plan Homes
1978Plan Founded
6Signature Districts
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Green Valley South
neighborhood fits?
BY ZIP CODE
What Does the Green Valley South Market Look Like Across ZIPs 89012 & 89052?
Green Valley South spans two Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents both ZIPs as area corridors, each broader than the plan itself. The spread is the story: 89012 carries the plan's luxury weight at a higher median, while 89052 blends in the Anthem and Seven Hills corridors per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89012 | Green Valley South · Horizon Ridge · MacDonald Ranch area | ~$750K | ~$340 | 27 | ~326 | n/a* |
| 89052 | Southern Henderson — shared with Anthem, Sun City Anthem, Seven Hills | ~$699K | ~$315 | 27 | ~342 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Both ZIPs include inventory beyond Green Valley South's plan boundary — 89012 adds MacDonald Ranch, 89052 adds Anthem and Seven Hills. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS. Links open ZIP-scoped searches:
BY THE NUMBERS
Which Statistics Define Green Valley South Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or GreatSchools — capture Green Valley South faster than any brochure: a $749,900 ZIP-area median, 27 median days on market, 10,000+ homes, and the 1990 American Nevada Corporation master plan that anchors Coronado High School zoning.
$749,900
Median list price across the Green Valley South ZIP area (89012/89052), June 2026.
Las Vegas REALTORS
$615,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
27
Median days from list to accepted offer — a brisk, established market, not a niche one.
LVR / GLVAR, June 2026
340
ZIP-area closings in the past hundred days — the sample behind every median on this page.
Las Vegas REALTORS
10,000+
Homes in the master plan — Henderson's premier 1990 move-up community.
Community records
1990
Year American Nevada Corporation established the plan as the southern Green Valley expansion.
Community records
9/10
GreatSchools rating for both Coronado High School and Elise L. Wolff Elementary — zoned, not lottery.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY GREEN VALLEY SOUTH
Why Does Green Valley South Stand Apart From Its Peers?
Green Valley South holds advantages its newer Henderson neighbors cannot replicate: four decades of parent-plan credibility since 1978, three decades of established streets since 1990, and a built-out supply constraint protecting appreciation. Each advantage below is tied to a verifiable source — Nevada Revised Statutes, FBI data, Census figures, and City of Henderson records.
- Community records / City of Henderson
Premier 1990 master-plan expansion
Built by American Nevada Corporation as the move-up tier of the original Green Valley plan — three decades of stable, proven neighborhoods that newer Henderson communities are still trying to replicate.
- GreatSchools.org
School zones that define Henderson's best
Coronado High School rates 9/10 and Elise L. Wolff Elementary rates 9/10 on GreatSchools — zoned, not lottery — with Bob Miller Middle at 8/10 behind them.
- City of Henderson / Community records
Built-out supply constraint
No new construction can dilute a finished 10,000-home plan — every new Henderson resident adds demand for the schools and streets Green Valley South already owns.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — five-figure annual savings for relocating California households.
- Las Vegas REALTORS / GLVAR, June 2026
A deep, liquid resale market
340 ZIP-area closings in 100 days at a 27-day median — you can buy and sell inside this plan without betting on thin comps.
WHY BUY IN GREEN VALLEY SOUTH
What Are the Top 10 Reasons to Buy a Home in Green Valley South?
Green Valley South's case rests on school-zone strength and established character: Henderson's 1990 American Nevada Corporation expansion, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, 9/10-rated Coronado High School zoning, and housing from $350K condos to $3M+ executive estates. Ten sourced reasons follow.
Coronado High School zoning
The plan's headline: zoned to Coronado HS, rated 9/10 on GreatSchools — one of Henderson's premier high school campuses.
GreatSchools.org
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 under NRS 361.471.
Nevada Revised Statutes
Established 1990 master-plan character
Three decades of mature streets, parks, and tree canopy — the one amenity newer communities cannot deliver at any price.
Community records
Top-rated elementary zoning
Elise L. Wolff Elementary rates 9/10 on GreatSchools — zoned, not lottery-dependent.
GreatSchools.org
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons.
FBI Uniform Crime Reporting
Galleria and District retail access
Two major retail and dining destinations — Galleria at Sunset and The District — within ten minutes.
Community records
Horizon Ridge executive corridor
Move-up and luxury homes from $800K to $3M+ on a dedicated corridor — the plan's premium tier within a premium address.
Las Vegas REALTORS / GLVAR
Three in-plan parks
Green Valley South Park, Acacia Park, and Heritage Park provide ballfields, trails, playgrounds, and open turf inside the plan.
City of Henderson
Built-out scarcity
No new supply can dilute a finished plan — every new Henderson resident adds demand to fixed stock.
U.S. Census / City of Henderson
New Construction
Who Builds New Homes in and Around Green Valley South?
Green Valley South is essentially built out — the 10,000+ homes are overwhelmingly resale from the 1990–2002 development era. The new-construction pipeline sits in neighboring Henderson plans fifteen to twenty minutes away, where national builders compete on incentives that change monthly. Verify current communities and offers before you write anything.
Family & Mid-Market
Lennar
High-volume alternative to Green Valley South resale
Move-Up & Luxury
Toll Brothers
Luxury production near the Horizon Ridge corridor
First-Time & Family
KB Home
Personalized entry-level new builds nearby
Family & Active Adult
Pulte Homes / Del Webb
Multiple product types near the Green Valley South corridor
Family
Richmond American
Value-oriented Henderson new construction
Outdoor Recreation
What Outdoor Amenities Does Green Valley South Offer?
Three in-plan parks and the Pittman Wash Trail give Green Valley South a practical outdoor infrastructure — the City of Henderson maintains Green Valley South Park, Acacia Park, and Heritage Park inside the community. The Galleria at Sunset is eight minutes north, and Lake Mead's shoreline begins about twenty minutes east.
IN-COMMUNITY
Green Valley South Park
~18 acresBallfields · Playground · PicnicFree
The plan's primary recreational anchor — organized sports fields, shaded picnic areas, playground equipment, and walking loops that serve the plan's family neighborhoods.
IN-COMMUNITY
Acacia Park
~12 acresOpen turf · Trails · PlaygroundFree
A neighborhood park on the plan's western edge with open turf, a playground, and trail access — the daily exercise destination for the adjacent residential streets.
IN-COMMUNITY
Heritage Park
~10 acresCourts · Open space · PicnicFree
Tennis and basketball courts, open recreation space, and shaded picnic areas serving the plan's southern family neighborhoods.
IN-COMMUNITY
Pittman Wash Trail connection
Paved greenbeltWalking · Running · CyclingFree
The paved wash-side trail connects Green Valley South to the broader Pittman Wash greenbelt — practical mileage for morning runs and after-dinner rides.
8 MIN
Galleria at Sunset (outdoor areas)
Regional mall complexShopping · Dining · WalkingFree
The regional mall five to eight minutes north — anchored by department stores and restaurants, with exterior walking paths that double as a casual outdoor circuit.
8 MIN
The District at Green Valley Ranch
Open-air centerDining · Shops · EventsFree
40+ shops and restaurants with fountains, outdoor seating, and a community events calendar — the social living room of the broader Green Valley area, ten minutes from any Green Valley South address.
10 MIN
Whitney Mesa trails
Desert mesaHiking · BikingFree
Desert single-track and mesa-top views on Green Valley's northern edge — the quickest true-desert escape from the plan.
20 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking twenty minutes east via Lake Mead Parkway.
The Green Valley South Lifestyle
What Does a Weekend in Green Valley South Look Like?
Three everyday moods within a short drive of each other: a morning loop around Acacia Park or Heritage Park, dinner at The District at Green Valley Ranch, and a quick Saturday errand run to the Galleria at Sunset — with the Henderson parks system per the City of Henderson threading the community together.
10,000+Master-Planned Homes
1990Year Established
3In-Plan Parks
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Green Valley South Homes This Weekend?
Almost certainly — with 668 active listings in the ZIP area, most weekends bring open houses across every tier, from entry condos to Horizon Ridge executive homes. Homes in the Coronado High School zone regularly go under contract within ten days. Call (702) 637-1759 and we'll build your weekend tour route.
Quick Answer
What does an HOA cost in Green Valley South?
Green Valley South HOA dues range from roughly $50 to $350 per month. Established family streets near the community parks typically run $50–$120; move-up and townhome sections fall in the $100–$200 band; luxury and gated Horizon Ridge enclaves reach $200–$350+. There is no single master-association covering every household — dues are set neighborhood by neighborhood. Always pull the resale package — dues, reserves, transfer fees, and any special-assessment history — during escrow before you commit.
Moving to Green Valley South
Should I Move to Green Valley South?
Every month, households from Los Angeles, San Diego, and the Bay Area discover that the school-zone suburb priced out of reach in coastal California is attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations to communities like Green Valley South.
Why California Buyers Are Choosing Green Valley South
The tax math speaks for itself: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $250,000 saves roughly $20,000 per year in state income taxes alone. Green Valley South adds the suburb argument coastal California simply cannot match at the price: a community established by American Nevada Corporation in 1990 with an effective property-tax rate of roughly 0.5–0.7% capped at 3% annual growth for primary residences, zoned to some of Henderson's highest-rated public schools.
At a $750,000 budget, Los Angeles buyers are looking at a small two-bedroom or a distant exurb. That same budget in Green Valley South secures a four-bedroom executive home on established streets zoned to Coronado High School, rated 9/10 on GreatSchools — with the I-215, St. Rose Dominican Hospital, The District, and the Galleria at Sunset all within minutes.
According to Las Vegas REALTORS, the median list price across the Green Valley South ZIP area (89012/89052) is $749,900. 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 Coronado High School at 9/10 and Elise L. Wolff Elementary at 9/10 for zoned campuses serving the plan.
Green Valley South runs on healthcare, professional services, and the broader Henderson economic base: St. Rose Dominican Hospital anchors medical employment near the plan, The District at Green Valley Ranch and the Galleria at Sunset corridor provide retail and dining employment, and the Henderson municipal campus sits adjacent. The Strip's employment core and Harry Reid International Airport are fifteen to twenty minutes up the I-215.
Cost of Living Snapshot — Green Valley South vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across every major category. Nevada carries no state income tax and no personal property tax on vehicles beyond registration. The most decisive comparison is the one families care about most: a 9/10-rated school zone in Green Valley South starts well below $1M — the same quality zone in comparable Los Angeles neighborhoods often starts above $1.5M.
| Metric | Green Valley South, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $749,900 (ZIP area) | ~$1.1M+ |
| Top-School-Zone Entry Point | $450K+ (zoned 9/10 HS) | $1.5M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 15 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Green Valley South Rental Market — Rent vs. Own
Single-family homes in Green Valley South typically rent for $2,400–$3,200 per month; executive homes along Horizon Ridge run higher. School-zone proximity keeps both demand and tenant quality high, with minimal vacancy in the plan's strongest zones. The buy-vs-rent equation at current prices favors ownership for 5-plus-year holds — and Henderson's strict short-term rental regulations make long-term tenancies the reliable path for investors in this community.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Green Valley South? Our team specializes in out-of-state relocation — virtual neighborhood tours, school-zone and block-level guidance, off-market access, and closing coordination so you can move confidently without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Green Valley South in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most Green Valley South 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 quickly.
Pick your tier and set a budget
Decide which Green Valley South you're buying: $350K–$500K entry condos, $500K–$750K family streets near the parks, $800K–$1.5M move-up sections, or $1.5M+ Horizon Ridge executive homes. Each tier carries different age, dues, and school-zone profiles.
Get pre-approved — zone-aware
Conventional, FHA, and VA all work across the plan's entry tier. The Horizon Ridge corridor shifts to conventional or jumbo financing. If Coronado High School zoning is the goal, get fully underwritten — those homes draw competing offers within ten days.
Hire a Green Valley South specialist
School zone lines shift block by block across a 10,000-home plan, and ZIP-level comps blend in MacDonald Ranch and Anthem luxury — work with an agent who knows which streets carry which zones, dues, and build years.
Tour in person or virtually
Walk a family street near Acacia Park, a Horizon Ridge executive home, and an entry condo in one afternoon — the plan's tiers feel genuinely different. Virtual tours work well for out-of-state California relocators doing an initial pass.
Write and negotiate the offer
School-zone homes need clean, fast terms; Horizon Ridge executive homes reward inspection-based negotiation on the handful of deferred-maintenance items they accumulate. Your agent's read on the specific block sets the strategy.
Inspection, HOA docs & appraisal
Budget the 1990-era stock carefully: roof, HVAC, water heater, and repipe history. Pull the resale package — dues, reserves, CC&Rs — from every HOA neighborhood. Horizon Ridge appraisals need comps-aware agents.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. HOA neighborhoods add resale-package delivery time; build it into your contract.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the Nevada DMV — license within 30 days, vehicle registration within 60 days of establishing residency.
ECONOMY & JOBS
What Drives the Green Valley South Economy?
Green Valley South runs on healthcare, professional services, and the Henderson economic base. 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. St. Rose Dominican Hospital, The District, and the Galleria corridor anchor local employment near the plan.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
15 minTo airport & I-215 job corridorsVia Green Valley Pkwy to I-215
10 minTo St. Rose Dominican HospitalCommunity records
Top Green Valley South-Area Employers
- St. Rose Dominican Hospital (Siena Campus)The plan's closest major healthcare employer — medical, nursing, and administrative staff within minutes of Green Valley South addresses
- Galleria at Sunset corridorRegional mall and Sunset Road retail employment strip — ten minutes from the plan
- The District at Green Valley Ranch40+ retail, dining, and service businesses in the open-air center eight minutes away
- City of HendersonMunicipal campus and city services adjacent to the broader Green Valley plan
- Clark County School District (area campuses)Coronado HS, Elise L. Wolff ES, Bob Miller MS, and a dozen-plus schools serving the plan's neighborhoods
- Area medical offices and professional servicesHorizon Ridge Parkway supports a dense corridor of medical offices, law firms, and professional services drawing from Henderson's above-median income base
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Green Valley South Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Green Valley South against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Green Valley South leads on school-zone strength and executive-tier character; Henderson, Las Vegas, and Summerlin each win on different dimensions — sources are LVR, U.S. Census, and FBI UCR.
| Metric | Green Valley South | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $749,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 668 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 27 | 21 | 20 | 21 |
| Population | ~30,000 (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 58 |
| Established | 1990 (Henderson's 1990 expansion plan) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Schools · Executive homes · Maturity | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Green Valley South income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; its population is from community records. Last updated June 2026.
Cost of Ownership
What Will Green Valley South Cost You Each Month?
A $749,900 ZIP-area-median Green Valley South purchase runs about $5,475 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the community, and budget the HOA tiers that vary by neighborhood from $50 to $350+ monthly.
Payment Estimator
Estimate Your Green Valley South Payment
$5,503
Estimated Monthly Payment
- Principal & Interest$4,490
- Property Tax$381
- Insurance$150
- HOA$200
- PMI$281
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 South right now?
School-zone demand and Horizon Ridge executive appeal keep Green Valley South rents firm — and at current rates, the monthly ownership premium narrows over a 5-plus-year hold once equity and tax effects are counted. A built-out plan with fixed supply tilts the long-term math toward ownership.
OWN (10% DOWN, 7%)
$5,475 / mo
- Principal & Interest
- $4,491
- Property Tax (~0.6%)
- $375
- Homeowners Insurance
- $160
- HOA (neighborhood-specific)
- $150
- PMI (10% down)
- $299
5-year net cost:~$196,000
Equity built:~$182,000
RENT (GREEN VALLEY SOUTH MEDIAN)
$2,800 / mo
- Median Green Valley South Rent
- $2,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$182,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Green Valley South home for five years nets out near breakeven versus renting once principal paydown and appreciation are counted — with the owner walking away with roughly $182,000 in equity (including down payment) while the renter walks away with none. The built-out supply constraint gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $150/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Neighborhood Tier
There is no single Green Valley South master association — dues are set neighborhood by neighborhood. Verify the exact dues, reserves, and CC&Rs for your specific street in escrow.
Entry & Established Family Streets
$50–$120 / mo
Condo & townhome associations
$80–$150
Includes:
Exterior maintenance, insurance, and amenities bundled by building; some include landscaping
Entry single-family sections
$50–$120
Includes:
Common-area landscaping, neighborhood park and trail maintenance
Move-Up Family Plan Sections
$100–$200 / mo
Mid-tier family neighborhoods
$100–$200
Includes:
Parks, trails, common-area landscaping, community standards enforcement
Acacia and Heritage Park-adjacent streets
$80–$160
Includes:
Park maintenance, common landscaping; varies by association
Executive & Gated Enclaves
$200–$350+ / mo
Horizon Ridge gated sections
$220–$350+
Includes:
Gated entry, private street maintenance, common-area security and landscaping
Luxury executive associations
$200–$300
Includes:
Larger lots, enhanced common-area maintenance, community standards for executive neighborhoods
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Green Valley South?
Green Valley Parkway connects directly to the I-215 beltway, and Horizon Ridge Parkway, Eastern Avenue, and Pecos Road provide efficient surface-street access across the plan — most households reach daily errands without touching a freeway on-ramp. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the metro averages most California relocators leave behind.
Drive Times from Green Valley South
- 8 minGalleria at SunsetSunset Rd north
- 8-10 minThe District at Green Valley RanchGreen Valley Pkwy south
- 10 minSt. Rose Dominican HospitalI-215 / Eastern Ave
- 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
- 22 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Green Valley South?
Most Green Valley South purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, not attorneys; cash can close in 7–14 days. HOA neighborhoods add resale-package delivery time, and the 1990–2002-era stock warrants inspection contingency time for roofs, HVAC, and water systems — build both into your timeline.
Quick Answer
What down payment do you need to buy in Green Valley South?
Most Green Valley South buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across the plan's entry-price tier under $524,225 (Clark County limit), and VA loans allow 0% for eligible veterans. On the $749,900 ZIP-area median, plan roughly $37,495 (5%) to $149,980 (20%). Horizon Ridge executive homes above $1M typically require conventional or jumbo financing. A lender pre-approval calibrated to your tier is the essential first step before touring.
Green Valley South FAQ — 18 Answers
What Do Green Valley South Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Green Valley South?
Across ZIPs 89012 and 89052, the median list price is $1,099,000 and the closed median ran $615,000 over the past hundred days per Las Vegas REALTORS data. Inside the plan itself, pricing spans $350K for original condos, $450K–$750K for family streets, and past $1M for Horizon Ridge Parkway enclaves and gated sections.
What neighborhoods are inside Green Valley South?
Green Valley South encompasses several distinct pockets: the established family streets between Pecos Road and Green Valley Parkway that anchored the plan from 1990; the Horizon Ridge corridor with larger executive homes; parkside sections close to Green Valley South Park and Acacia Park; and condo and townhome clusters near major retail corridors. Each pocket has its own price tier, HOA structure, and school-zone assignment.
Is Green Valley South the same as Green Valley?
No — Green Valley South is the 1990-era southern expansion of the original Green Valley master plan, developed by American Nevada Corporation. The broader Green Valley plan began in 1978; Green Valley South added 10,000+ homes to the southern half of the 8,400-acre footprint with a distinct mix of family streets, executive homes, and its own park anchors. Think of it as the mature, move-up tier within the larger plan.
What is the average days on market in Green Valley South?
Homes sold across the Green Valley South ZIP area over the past hundred days carried a median of 22 days from list to accepted offer per Las Vegas REALTORS data, on 340 closings in that window. Well-priced family homes in 9/10-rated school zones typically field offers within the first ten days; luxury executive homes along Horizon Ridge average longer.
What are property taxes like in Green Valley South?
Property taxes run low by national standards. Nevada's effective rate is 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 $1,099,000 ZIP-area median purchase, budget approximately $3,750–$5,249 per year. Long-held homes often carry abated tax bills — verify the post-sale reset with the Assessor before finalizing your budget.
What HOA fees should I expect in Green Valley South?
Green Valley South HOA dues range from about $50 to $350 monthly depending on the specific neighborhood tier. Original family streets near the parks typically run $50–$120; move-up and townhome sections fall in the $100–$200 range; luxury and gated enclaves along Horizon Ridge reach $200–$350+. There is no single master-association bill covering every household — confirm the exact dues, reserves, and CC&Rs for the specific property during escrow.
What is the cost of living like in Green Valley South?
Green Valley South sits above the Henderson citywide median of $548K on ZIP-area pricing, reflecting the plan's luxury character and school-zone demand. Nevada's zero state income tax and a 3% annual property-tax cap on primary residences soften that premium considerably for relocating households. Day-to-day costs — groceries, utilities, fuel — match the rest of Clark County, while the plan's proximity to Galleria at Sunset, The District, and St. Rose Dominican keeps service costs in check.
How are the schools in Green Valley South?
Excellent. Green Valley South zones into some of the valley's highest-rated public campuses: Coronado High School rates 9/10 on GreatSchools, Elise L. Wolff Elementary rates 9/10, and Bob Miller Middle School rates 8/10. Doral Academy and Somerset Academy add 9/10 and 8/10 charter options within a short drive. Henderson International School provides the top private-school option. Zone lines shift block by block across a 10,000-home plan — verify the exact school for every address before offering.
Is Green Valley South a good place for families?
Green Valley South is one of Henderson's defining family destinations. Its school-zone strength, park infrastructure — Green Valley South Park, Acacia Park, and Heritage Park are all inside the plan — and mature, quiet streets create the environment school-driven families consistently prioritize. Henderson ranks among America's safest large cities in FBI UCR-based comparisons, and the community's established character means neighbors, not turnover, define block culture.
What is the rental market like in Green Valley South?
Strong and consistent. Single-family homes in Green Valley South typically rent for $2,400–$3,200 monthly; executive homes along Horizon Ridge run higher. School-zone proximity drives both demand and tenant quality, keeping vacancy thin. The plan's location — near St. Rose Dominican, The District, and the I-215 — draws professional and medical tenants. Henderson short-term rental rules are strict; long-term holds are where the math works in this community.
Is there new construction in Green Valley South?
Almost none — Green Valley South reached build-out in the early 2000s, which is precisely the investment argument. Occasional infill lots and tear-down rebuilds trade, but the 10,000+ homes are overwhelmingly resale. Buyers who want new construction near this ZIP area typically look at MacDonald Highlands or Inspirada, both within fifteen to twenty minutes, where national builders operate active communities and compete on incentives.
What amenities does Green Valley South offer?
The plan's park system — Green Valley South Park, Acacia Park, and Heritage Park — covers ballfields, playgrounds, trails, and splash facilities within the community footprint. The District at Green Valley Ranch and the Galleria at Sunset sit five to ten minutes away for daily retail and dining. St. Rose Dominican Hospital provides medical coverage nearby, and the I-215 puts Harry Reid International Airport about fifteen minutes from any address in the plan.
How is the commute from Green Valley South?
Highly efficient. Green Valley Parkway feeds directly to the I-215 beltway, putting Harry Reid International Airport fifteen minutes away and the Strip approximately twenty minutes via I-215 to I-15. Water Street in downtown Henderson sits ten to twelve minutes east. The Galleria at Sunset is under ten minutes north. Most Green Valley South residents complete daily errands — groceries, school drop-off, healthcare — without touching a freeway on-ramp.
Is Green Valley South safe?
Yes. Green Valley South is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Four decades of settled, owner-heavy streets in the parent plan — and the sustained community investment that comes with 10,000+ established homes — keep typical incidents to the suburban property matters every neighborhood sees. The addition of gated enclaves along Horizon Ridge provides an extra layer for buyers who want it.
What should I know before buying in Green Valley South?
Five things that move real money here. First, school zones: Coronado High School zoning is block-specific — the wrong side of a street changes everything. Second, age: the stock dates primarily to 1990–2002, so roofs, HVAC, and water heaters belong in your inspection budget. Third, HOA variance: dues run $50 to $350+ by neighborhood tier. Fourth, tax resets: long-held homes re-assess post-sale. Fifth, the ZIP-area median blends in Horizon Ridge and MacDonald Ranch luxury — a neighborhood specialist who knows the actual comps pays for itself.
What down payment do you need to buy in Green Valley South?
Most Green Valley South buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% through the plan's entry-price tier, and VA loans allow 0% for eligible veterans. On the $749,900 ZIP-area median, plan roughly $37,495 (5%) to $149,980 (20%). Homes in the Horizon Ridge corridor above $1M typically require conventional or jumbo financing — FHA loan limits cap below that price band. A lender pre-approval sets your realistic range before you begin touring.
What does an HOA cost in Green Valley South?
Green Valley South HOA dues range from roughly $50 to $350 monthly. Established family streets near the plan's parks typically run $50–$120; move-up and townhome sections fall in the $100–$200 band; luxury and gated enclaves along Horizon Ridge reach $200–$350+. There is no single master-association covering every household — dues are set neighborhood by neighborhood. Always pull the resale package — dues, reserves, transfer fees, and any special-assessment history — during escrow before you commit.
How long does it take to close on a home in Green Valley South?
Most Green Valley South 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 budget extra time during spring appraisal season and whenever HOA neighborhoods add resale-package delivery days. Homes dating to 1990–2002 routinely need inspection contingency time for roofs, HVAC, and water systems — build that into your timeline before writing an offer.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Green Valley South?
These are the eight questions Green Valley South buyers type into Google and AI assistants most often — answered in plain language with specifics you can verify against primary sources: community records from the City of Henderson, current prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Green Valley South part of Las Vegas or Henderson?
Henderson. Green Valley South is a master-planned community inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — "Green Valley South" is the plan's name within the broader Green Valley master community.
What ZIP codes cover Green Valley South?
The plan primarily spans ZIP codes 89012 and 89052. Both ZIPs include inventory from neighboring communities — 89012 covers parts of MacDonald Ranch, and 89052 overlaps with Anthem and Seven Hills — so ZIP-level statistics are always broader than the plan itself.
Is Green Valley South the same as Green Valley?
No — Green Valley South is the 1990 American Nevada Corporation expansion of the original 1978 Green Valley master plan. Think of it as the move-up tier of the broader 8,400-acre plan, with its own park infrastructure, Horizon Ridge executive corridor, and primary zoning to Coronado High School.
How old are homes in Green Valley South?
The stock dates primarily to 1990–2002, with some executive homes built through the mid-2000s. That means the plan sits in its third decade — roofs, HVAC, and water heaters are commonly at or near end of life in original homes, so budget inspections accordingly before you offer.
Is Green Valley South walkable?
By Las Vegas standards, moderately: Green Valley South Park, Acacia Park, Heritage Park, and the Pittman Wash Trail connection give real pedestrian destinations, but the plan is fundamentally suburban — most households drive for daily errands. The Galleria and The District are eight to ten minutes by car.
How far is Green Valley South from the Strip?
About 12 miles — plan roughly 20 minutes via Green Valley Parkway to 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.
Is Green Valley South a good investment?
The fundamentals favor long-term holds: a built-out 10,000-home plan with no new supply, 9/10 school-zone zoning that anchors tenant and resale demand, and 340 ZIP-area closings in 100 days proving market depth. Returns depend on the specific tier — Horizon Ridge executive homes pace differently than family-street resales.
What is the difference between Green Valley South and Green Valley North?
Green Valley North covers the plan's earlier-established northern sections (1978-era founding neighborhoods and the Legacy Golf Club corridor) at a lower ZIP-area median of about $465K; Green Valley South covers the 1990 expansion with the Horizon Ridge executive corridor, Coronado High School zoning, and a higher $749,900 ZIP-area median. Both are part of the original American Nevada Corporation master plan.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's master plans — Green Valley South's family streets, Horizon Ridge executive homes, and school-zone neighborhoods. That depth ranks the team #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
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WORK WITH THE BEST
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Want to Talk to a Green Valley South Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and Nevada Real Estate Group have closed thousands of Henderson deals since 2009. In a 10,000-home plan where school zones shift block by block and Horizon Ridge comps need local judgment, knowing the blocks is everything. Call (702) 637-1759 and tell us what you're looking for.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Green Valley South?
Compare Green Valley South with neighboring Henderson master plans and nearby communities. Each card pairs the drive time with price positioning so you can judge whether trading Green Valley South's school-zone strength for newer construction or gates actually buys you more home for the money.
A–Z INDEX
Which Green Valley South Neighborhoods Can You Explore A–Z?
Green Valley South contains dozens of named neighborhoods within the 10,000-home plan. 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 for any of them on request.
A
- Acacia Park area
C
- Condo & townhome corridor (entry tier)
F
- Family streets (Coronado HS zone)
G
- Green Valley South Park area
- Green Valley (parent plan)
H
- Heritage Park area
- Horizon Ridge executive corridor
- Henderson (parent city)
O
- Original Green Valley South (1990 founding streets)
P
- Pittman Wash Trail-adjacent streets
KEEP LEARNING
What Else Should You Read About Green Valley South?
These guides extend the research most Green Valley South 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 South's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Green Valley South Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 89012/89052 are broader than the Green Valley South plan — so area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Green Valley South ZIP area (89012/89052). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Green Valley South is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Green Valley South-area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — Confirmation of Nevada's zero personal income tax policy. tax.nv.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026