NEW CONSTRUCTION
$577,010
HouseEst. $3,258/mo
3 Beds
3.5 Baths
2,545 Sq. Ft.
Built in 2026
316 Cabasa Place
Henderson, NV, 89015
Cadence Neighborhood 9 Village L 1-1-4
Henderson Hills, Henderson
Henderson Hills Homes For Sale
Nevada's #1 team for Henderson Hills real estate. Search established hillside homes with panoramic valley views — $400K entry lots, view-premium estates to $700K, and direct Black Mountain trail access — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89015/89002)
$430K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
2,500+
Community records
ESTABLISHED
1990s
Various Builders
DAYS ON MARKET
25
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 Henderson Hills at a Glance?
Henderson Hills is an established hillside community in eastern Henderson — 600 acres, 2,500+ homes, 1990s-built — served by full City of Henderson infrastructure. The surrounding ZIP area (89015/89002) shows a $429,900 median list price and 25-day market pace per Las Vegas REALTORS. Takeaways below cover the key strengths and trade-offs.
- The view play: elevated hillside lots with panoramic Las Vegas Valley, Strip skyline, and mountain-range views — rare at the $400K–$700K price point in eastern Henderson.
- The price ladder: $400K entry-level subdivisions on lower-elevation streets through $700K view-premium elevated lots near Black Mountain — elevation drives the entire spread.
- Trail access: Black Mountain hiking routes — moderate to challenging — plus the McCullough Hills Trail's 500 acres of desert terrain begin steps from the neighborhood.
- Liquidity: 268 ZIP-area active listings and a 25-day median days on market — a brisk pace for a hillside specialty product, not a thin niche.
- City backbone: Henderson police, fire, and services; Water Street District 10 minutes west; the Galleria at Sunset 15 minutes; Henderson consistently among America's safest large cities.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Henderson Hills Homes for Sale?
The Henderson Hills ZIP area (89015/89002) carried 268 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $400K entry-level subdivisions to $700K view-premium elevated lots near Black Mountain. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
NEW CONSTRUCTION$502,805HouseEst. $2,839/mo4 Beds3 Baths2,071 Sq. Ft.Built in 2026656 Semitone LaneHenderson, NV, 89015Cadence Neighborhood 9 Village L 1-1-4
NEW CONSTRUCTION$550,685HouseEst. $3,109/mo6 Beds4 Baths2,779 Sq. Ft.Built in 2026655 Semitone LaneHenderson, NV, 89015Cadence Neighborhood 9 Village L 1-1-4
NEW CONSTRUCTION$546,425HouseEst. $3,085/mo5 Beds4.5 Baths2,779 Sq. Ft.Built in 2026659 Semitone LaneHenderson, NV, 89015Cadence Neighborhood 9 Village L 1-1-4
NEW$559,000HouseEst. $3,156/mo3 Beds3.5 Baths2,315 Sq. Ft.0.18 AcresBuilt in 2003849 Ashford WayHenderson, NV, 89015Cinnamon Ridge Phase 2
NEW$389,500HouseEst. $2,199/mo2 Beds2 Baths964 Sq. Ft.0.19 AcresBuilt in 1985445 Concord WayHenderson, NV, 89015Woodridge Estate #4
NEW$180,000CondoEst. $1,016/mo1 Bed1 Bath724 Sq. Ft.Built in 1993694 Anne Lane, Unit 694Henderson, NV, 89015Black Mountain Condo
NEW$2,100,000LandEst. $11,857/mo0 Beds— Baths1.03 Acres—Address available upon request · MLS #2791576Henderson, NV, 89015
PRICE DISTRIBUTION
How Many Henderson Hills Homes Sell in Each Price Range?
Median list price across the Henderson Hills ZIP area (89015/89002) sits at $429,900 per Las Vegas REALTORS June 2026 MLS data, but the plan spans a clear value ladder: entry-level subdivisions from $400K to view-premium elevated lots at $700K. The bands below show our modeled split of the area's 268 active listings.
Browse Henderson Hills Listings
How Can You Find a Henderson Hills Home by View, Lifestyle & Price?
The Henderson Hills ZIP area's 268 active listings break down into six sub-neighborhoods, multiple property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89015 and 89002.
Which Henderson Hills Sub-Neighborhoods Should You Explore?
Henderson Hills encompasses multiple named subdivisions across roughly 600 hillside acres. Each card below 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.
By Property Type
By Price Range
Updated daily · 268 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Henderson Hills Listings First?
Custom alerts by elevation tier, view orientation, price, and beds — no spam, unsubscribe anytime. View-premium lots in Henderson Hills move fast at a 25-day median; alert subscribers see them within hours of hitting the MLS, not after the open house. Set your parameters once and let the market come to you.
- 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
6/10
8/10
8/10
8/10
8/10
How Are the Schools in Henderson Hills?
Henderson Hills is zoned to C.T. Sewell Elementary (6/10), Burkholder Middle (5/10), and Basic High (5/10) per GreatSchools. Charter alternatives — Doral Academy (9/10) and Somerset Academy (8/10) — serve Henderson families within a short drive. Verify exact zoning for your specific address before you offer, as CCSD boundaries shift by block.
6/10C.T. Sewell ES
Zoned · Henderson Hills area
K-5650 Students18:1
Top Rated
9/10
9/10Doral Academy of Nevada
Charter · Henderson (15 min)
K-81000 Students19:1
8/10Somerset Academy Henderson
Charter · Henderson area (15 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (20 min)
PreK-5400 Students14:1
8/10Pinecrest Academy of Nevada (Elem)
Charter · Henderson (15 min)
K-5700 Students20:1
8/10Coral Academy of Science (Elem)
Charter · Henderson (20 min)
K-5500 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Henderson Hills Families?
According to GreatSchools.org, Henderson Hills is zoned to C.T. Sewell Elementary (6/10), Burkholder Middle School (5/10), and Basic High School (5/10). Families prioritizing higher-rated campuses typically look to charter alternatives — Doral Academy (9/10) is the leading option within driving distance. 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 · 15 min | $400,000+ |
| 2 | Somerset Academy Henderson | Public charter | K-8 | 8/10 | Henderson · 15 min | $400,000+ |
| 3 | Pinecrest Academy of Nevada | Public charter | K-12 | 8/10 | Henderson · 15 min | $400,000+ |
| 4 | C.T. Sewell ES | Public (zoned) | K-5 | 6/10 | Henderson Hills area | $400,000+ |
| 5 | Basic High School | Public (zoned) | 9-12 | 5/10 | Henderson Hills area | $400,000+ |
SAFETY & CRIME
Is Henderson Hills Safe?
Direct Answer
Yes. Henderson Hills is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The area's hillside residential character — no major commercial arterials cutting through, owner-occupied streets, engaged HOA governance — keeps typical incidents to suburban property matters.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Three decades of settled, owner-heavy streetsCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
The hillside setting does quiet security work: Henderson Hills' residential streets are interior culs-de-sac and elevation-contour roads rather than commercial arterials, traffic is primarily local and residential, and the established owner-occupancy rate — estimated at roughly 74% per community records — builds the neighborhood accountability that deters opportunistic crime.
Henderson Police Department patrol and response covers the foothills consistently, and the City of Henderson's investment in public safety infrastructure runs well above national per-capita norms, which shows in the citywide crime indices. The area east of Boulder Highway historically runs quieter on property crime than western Henderson's higher-traffic commercial corridors.
For buyers wanting additional peace of mind, the Black Mountain Recreation Area and McCullough Hills Trail proximity means trails are busy with foot traffic through daylight hours — active recreation adds natural neighborhood eyes. Standard suburban precautions — lighting, secured vehicles, package management — cover the realistic risk picture in this community.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Henderson Hills, NV?
The Answer
Henderson Hills is eastern Henderson's hillside address: 600 acres of 1990s-built subdivisions with panoramic Las Vegas Valley views and direct Black Mountain trail access. Full City of Henderson services cover every street, and Nevada's zero income tax extends purchasing power for households relocating from higher-cost states.
What is Henderson Hills known for?
Henderson Hills is known as eastern Henderson's hillside view community — 1990s-era subdivisions perched on the foothills near Black Mountain, offering panoramic Las Vegas Valley and Strip skyline views at prices well below comparable hillside addresses in Seven Hills or MacDonald Highlands.
Who should live in Henderson Hills?
It fits view-motivated buyers who want panoramic valley vistas without gated-community prices, active outdoor enthusiasts who value direct Black Mountain and McCullough Hills trail access, retirees seeking single-story hillside homes on elevated lots, and investors who see value in a built-out plan with scarce view inventory.
What is daily life like?
Mornings run up Black Mountain trails or loop McCullough Hills, evenings wind down with Strip-skyline views from the back patio, and the Water Street District's restaurants and Henderson's commercial corridors are 10–15 minutes away without a freeway.
Location
Where Is Henderson Hills
Henderson Hills occupies the eastern foothills of Henderson near Black Mountain and the McCullough Range, in ZIP codes 89015 and 89002. Approximately 600 acres of hillside subdivisions sit at higher elevations than the Henderson valley floor, with most homes oriented to capture Las Vegas Valley and Strip skyline views. About 25 miles from the Strip.
Water Street
10
Min
Galleria
15
Min
Airport
25
Min
Strip
25
Min
Lake Mead
20
Min
Henderson Hills
At a Glance$429,900
Median List Price (ZIP area)
$390,000
Median Sold (past 100 days)
268
Active Listings (ZIP area)
25
Days on Market
- Setting
- Established hillside, eastern Henderson
- Acreage
- ~600 acres
- Homes
- 2,500+
- Established
- 1990s
- Developer
- Various Builders (Richmond American, Beazer, Pulte)
- Guard-Gated
- No — open subdivisions
- Trail Access
- Black Mountain · McCullough Hills
- Nearest Retail
- Water Street District (10 min)
- Sunshine
- 300 days/year
- Schools
- CCSD zoned + charter alternatives
- Views
- Panoramic Las Vegas Valley / Strip skyline
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Henderson Hills Score?
Henderson Hills earns high marks for outdoor access, views, and safety, with honest trade-offs on school ratings and commute distance to the Strip. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering this eastern Henderson hillside community.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Open subdivisions with engaged HOA governance.
Grade B: Schools
Zoned C.T. Sewell Elementary (6/10 GreatSchools), Burkholder Middle (5/10), Basic High (5/10) — with strong charter alternatives Doral Academy (9/10) and Somerset Academy (8/10) accessible nearby.
Grade A-: Cost of Living
The $429,900 ZIP-area median well below Henderson's $548K citywide figure — among the best view-per-dollar propositions in the eastern foothills.
Grade B+: Amenities
Water Street District dining, Galleria at Sunset retail, Morrell Park pool and recreation — solid suburban amenities 10–15 minutes away without a freeway.
Grade A+: Outdoor Access
Black Mountain hiking trails, McCullough Hills Trail (500+ acres), and the Black Mountain Recreation Area all within walking distance of most streets — the plan's standout advantage.
Grade B: Commute
Water Street 10 minutes, Galleria 15 minutes, airport and Strip about 25 minutes each — practical Henderson suburban commute, better than many hillside alternatives.
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 Henderson Hills a good place to live?
Yes — by the measures that matter most to view-oriented and outdoor-lifestyle buyers, Henderson Hills delivers a compelling package. Panoramic Las Vegas Valley views at $400K–$700K, direct Black Mountain and McCullough Hills trail access, established 1990s neighborhoods with mature landscaping, and Henderson's city-backed safety record make a strong everyday case. The honest trade-offs: zoned school ratings are lower than western Henderson plans, the Strip is 25 minutes rather than 15, and 1990s housing stock warrants inspection diligence. Nevada's zero state income tax sharpens the value proposition for every California relocator.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Henderson Hills?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Henderson Hills — the parent city holds 331,857 residents with a median household income of $88,654. Community records estimate roughly 8,000 residents inside the Henderson Hills plan across approximately 2,800 households.
The Census does not break Henderson Hills out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows a blend of established long-tenure owners who bought in the 1990s and early 2000s, active outdoor enthusiasts drawn by Black Mountain trail proximity, retirees and empty-nesters favoring single-story elevated lots with valley views, and value-focused buyers comparing this plan against pricier hillside alternatives.
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 (Henderson Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Henderson Hills Area Growing?
Henderson Hills itself has been essentially built out since the early 2000s, while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts. That citywide growth keeps demand pressure on Henderson Hills' finite view-lot inventory — no new hillside subdivision can replicate the established positions near Black Mountain.
331,857Henderson residents (Census)
2,500+Homes in the Henderson Hills plan
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means turnover, not expansion: the 25-day ZIP-area median days on market and 268 active listings show how actively the established hillside stock trades. View lots near Black Mountain are the product that new construction simply cannot replicate — every new Henderson resident who wants a hillside view home competes for the same fixed inventory.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Henderson Hills separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Henderson Hills Score for Livability?
Henderson Hills scores high on outdoor access and view quality, strong on safety, and honest mid-range on zoned school ratings and Strip commute. The rings below break the composite into six buyer-priority categories, benchmarked against Census, FBI UCR, and GreatSchools data.
- 82B+
Overall Livability
- 68B-
Schools (zoned)
- 90A
Safety
- 80B+
Cost of Living
- 78B+
Amenities
- 95A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Henderson Hills Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Henderson Hills ZIP area (89015/89002) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the Henderson Hills plan itself, and monthly points are indicative values anchored to the probed medians — read the level and pace, not single-month wiggles.
Median Sold Price
$370K–$395K monthly band; $390K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
23–30 day monthly range; 25 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~35–45/mo recent pace — steady hillside demand in the eastern Henderson foothills
vs May 2025
Source: Las Vegas REALTORS
The long view: Henderson Hills'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.
25
MEDIAN DAYS ON MARKET
$430K
ZIP-AREA MEDIAN LIST
268
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Henderson Hills specialist.
Market Competitiveness
How competitive is Henderson Hills right now?
Henderson Hills is a brisk, specialty market — sold homes across the ZIP area averaged 25 median days over the past hundred days per Las Vegas REALTORS data. View-premium lots at elevation draw motivated buyers; lower-elevation entry homes give buyers more leverage and inspection room.
62Somewhat Competitive
- 25 daysMedian days on market (sold, 100d)
- 268Active listings (June 2026)
- $390KMedian sold (past 100 days)
- ~$270Median price per sqft (sold)
Is Henderson Hills Right for You?
Who Should Buy a Home in Henderson Hills?
Henderson Hills serves a specific buyer profile — it's not the right fit for everyone, and our agents will tell you that straight. It's the right fit for view-motivated households, outdoor enthusiasts, and value-conscious buyers comparing this plan against pricier hillside alternatives. Six profiles and the honest pros-and-cons follow.
Which Henderson Hills Sub-Neighborhoods Fit Your Buyer Type?
View-Motivated Buyers
- Black Mountain Vistas — highest elevation, best panoramas
- Valley View Terraces — single-story with elevated views
- Tour at dusk to judge Strip-skyline premiums
- Elevation is the single biggest price driver — budget accordingly
Active Outdoor Enthusiasts
- Canyon Ridge — trail-adjacent, Black Mountain access
- Foothill Estates — semi-rural, closer to McCullough Hills
- Mornings on trail before work — a real daily reality here
- Few Henderson addresses put wilderness this close to the driveway
First-Time Buyers
- Gateway Neighborhoods from the $400Ks
- FHA 3.5% and conventional 3% down both work across the price range
- HOA dues light at $50–$150 monthly
- Inspect 1990s systems diligently before writing an offer
Retirees & Empty Nesters
- Valley View Terraces — single-story on elevated lots
- Foothill Estates — enhanced privacy, larger lots
- Morning trail walks, evening valley views, Water Street dining 10 min away
- Compare against 55+ alternatives like Sun City Anthem for amenity depth
Investors
- $1,900–$2,600 monthly single-family rents, minimal vacancy
- View-lot scarcity supports long-term appreciation logic
- Henderson short-term-rental regulations are enforced — plan long-term
- Built-out plan: no new elevated-lot supply can dilute the market
Commuting Professionals
- Water Street District 10 min, Galleria 15 min
- Boulder Highway and I-515 connect to the Strip and airport in ~25 min
- Remote workers get the views without needing the commute
- Henderson city services and lower cost base vs. western plans
Best Fit For
- View-motivated buyers — panoramic Las Vegas Valley and Strip skyline views at $400K–$700K — dramatically below comparable hillside communities.
- Active outdoor households — Black Mountain and McCullough Hills trail access at the doorstep — the valley's best trail-adjacent suburban address at this price.
- First-time buyers — genuine entry from the $400Ks with light HOA dues at $50–$150 monthly and FHA-eligible pricing across most of the plan.
- Retirees and empty-nesters — single-story elevated lots with valley views, trail access for active mornings, and Henderson's city services nearby.
- California relocators — hillside views that cost $900K+ in LA foothill suburbs — at Henderson prices, Nevada tax rates, and a 25-minute airport commute.
- Long-term investors — a built-out hillside plan with scarce view-lot inventory where every new Henderson resident adds demand without adding supply.
Ready to explore homes in Henderson Hills? Our team knows every elevation tier, view corridor, and subdivision in the plan.
Start Your Home SearchPros
- Panoramic Las Vegas Valley, Strip skyline, and mountain-range views on elevated lots — rare at the $400K–$700K price point
- Direct Black Mountain hiking and McCullough Hills trail access — the defining outdoor amenity of the plan
- Henderson city services and safety — a city regularly ranked among America's safest large cities per FBI UCR comparisons
- Below Henderson's $548K citywide median — the $429,900 ZIP-area median delivers 20%+ value advantage
- Light HOA structure at $50–$150 monthly — among the most affordable for any view community in the valley
- Zero state income tax and 3% primary-residence property-tax cap under NRS 361.471
- Water Street District dining and arts 10 minutes west; Galleria at Sunset 15 minutes
Honest Considerations
- Zoned school ratings below top Henderson plans — C.T. Sewell (6/10), Burkholder (5/10), Basic High (5/10); charter alternatives require driving
- Aging housing stock — 1990s-era builds mean roofs, HVAC, and water-heater inspection budgets
- Strip and airport are 25 minutes rather than 15 — moderate commute trade-off for the hillside setting
- ZIP-area statistics blend Henderson Hills with neighboring ZIP 89015 and 89002 inventory beyond the plan
- View quality varies dramatically by lot and elevation — a one-block difference can cut $50K in value
- Extreme summer heat — 105°F+ stretches July through September, amplified on south-facing hillside lots
Neighborhood Comparison
How Do Henderson Hills' Top Sub-Neighborhoods Compare?
A like-for-like comparison of Henderson Hills' six sub-neighborhoods — 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 |
|---|---|---|---|---|---|
| Black Mountain Vistas | ~$650,000 | ~$310 | 22 | ~30 | Highest elevation · Premium views |
| Hillcrest | ~$510,000 | ~$285 | 24 | ~65 | Family · Established streets |
| Valley View Terraces | ~$480,000 | ~$275 | 25 | ~55 | Single-story · Retirees |
| Foothill Estates | ~$540,000 | ~$290 | 26 | ~45 | Larger lots · Privacy |
| Canyon Ridge | ~$445,000 | ~$265 | 25 | ~50 | Trail access · Active lifestyle |
| Gateway Neighborhoods | ~$415,000 | ~$260 | 26 | ~60 | Entry · Value · Accessibility |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89015/89002) — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Sub-Neighborhood Deep Dive
What's Inside Henderson Hills' Top Sub-Neighborhoods?
Submarket 1
Black Mountain Vistas
The plan's most elevated lots backing to the Black Mountain wilderness area — unobstructed panoramic views of the Las Vegas Valley and Strip skyline. Thin inventory and individually negotiated; patience is part of the price.
Browse Black Mountain Vistas homes →~$650KMedian Price
22Days on Market
~30Active Listings
~$310Price / Sq Ft
Submarket 2
Hillcrest
Well-maintained family streets on moderate slopes with valley views, established HOA governance, and easy school and park access. The plan's sweet spot for families balancing views and budget.
Browse Hillcrest homes →~$510KMedian Price
24Days on Market
~65Active Listings
~$285Price / Sq Ft
Submarket 3
Valley View Terraces
Single-story homes on elevated lots, popular with retirees and empty-nesters seeking valley views without stairs. Easy single-level living with morning trail access and evening Strip-light views.
Browse Valley View Terraces homes →~$480KMedian Price
25Days on Market
~55Active Listings
~$275Price / Sq Ft
Submarket 4
Foothill Estates
Homes on larger lots at the transition between suburban Henderson and the surrounding desert — enhanced privacy, semi-rural feel, and expanded outdoor space compared with lower-elevation sections.
Browse Foothill Estates homes →~$540KMedian Price
26Days on Market
~45Active Listings
~$290Price / Sq Ft
Submarket 5
Canyon Ridge
Neighborhoods adjacent to canyon and Black Mountain trail access points — the first choice for hikers, trail runners, and outdoor enthusiasts who want wilderness at the literal end of their street.
Browse Canyon Ridge homes →~$445KMedian Price
25Days on Market
~50Active Listings
~$265Price / Sq Ft
Submarket 6
Gateway Neighborhoods
Lower-elevation sections with the most accessible pricing and easiest access to Henderson's commercial corridors and the I-515. The plan's first-time-buyer entry point without sacrificing the hillside address.
Browse Gateway Neighborhoods homes →~$415KMedian Price
26Days on Market
~60Active Listings
~$260Price / Sq Ft
Submarket 7
Black Mountain & McCullough Hills Trails
The outdoor engine that defines the Henderson Hills lifestyle — Black Mountain hiking routes from moderate to challenging summit panoramas, plus McCullough Hills' 500 acres of desert mountain biking and trail running, all accessible from neighborhood trailheads.
Browse Black Mountain & McCullough Hills Trails homes →500+McCullough Trail Acres
0 minTo Trail from Most Streets
A+Outdoor Recreation Score
300Days of Sun
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Henderson Hills
neighborhood fits?
BY ZIP CODE
What Does the Henderson Hills Market Look Like Across ZIPs 89015 & 89002?
Henderson Hills spans two ZIP codes, and the MLS reports at ZIP level — so the table presents both as area corridors, each broader than the plan itself. The eastern foothill position means these ZIPs carry both hillside view inventory and lower-elevation Henderson neighborhoods; the medians reflect the blended pool.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89015 | Henderson Hills foothills · Water Street area · eastern Henderson | ~$430K | ~$270 | 25 | ~215 | n/a* |
| 89002 | South Henderson Hills · Boulder City border corridor | ~$390K | ~$260 | 26 | ~53 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The MLS aggregates both ZIPs at a $429,900 combined median (268 actives) — the per-ZIP splits shown are modeled from listing-level review. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Henderson Hills Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Henderson Hills faster than any brochure: a $429,900 ZIP-area median, 25 median days on market, 2,500+ homes, and direct Black Mountain trail access steps from every street.
$429,900
Median list price across the Henderson Hills ZIP area (89015/89002), June 2026.
Las Vegas REALTORS
$390,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
25
Median days from list to accepted offer — a brisk pace for a hillside specialty product.
LVR / GLVAR, June 2026
268
ZIP-area active listings in June 2026 — the sample behind every median on this page.
Las Vegas REALTORS
2,500+
Homes in the plan across approximately 600 acres of eastern Henderson foothills.
Community records
~$270
Median price per square foot (sold), providing context behind the headline median.
LVR / GLVAR, June 2026
500+
McCullough Hills trail acres accessible from the neighborhood — the plan's outdoor calling card.
City of Henderson parks records
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY HENDERSON HILLS
Why Does Henderson Hills Stand Apart From Its Peers?
Henderson Hills occupies a specific niche in the Henderson market: hillside view homes at below-median pricing, backed by the Nevada Revised Statutes tax cap, FBI safety rankings, and direct desert trail access that newer flat-land plans cannot replicate. The five reasons below are each tied to a verifiable source.
- Las Vegas REALTORS / GLVAR, June 2026
Panoramic views at the right price
Valley views, Strip skyline, and mountain-range panoramas at a $429,900 ZIP-area median — well below comparable views in Seven Hills or MacDonald Highlands.
- City of Henderson parks records
Black Mountain trail access
Hiking and mountain-biking trails from moderate to challenging begin steps from the neighborhood — the one daily amenity no flat-land Henderson plan can match.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence property-tax cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable for every household.
- FBI Uniform Crime Reporting
Henderson safety record
Henderson Police Department coverage in a city that consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons.
- City of Henderson / U.S. Census
Built-out scarcity of view lots
No new elevated-lot subdivision near Black Mountain can be built within the Henderson city limits — every new Henderson resident who wants a hillside view home competes for fixed inventory.
WHY BUY IN HENDERSON HILLS
What Are the Top 10 Reasons to Buy a Home in Henderson Hills?
Henderson Hills' case is about scarcity, value, and lifestyle: panoramic Las Vegas Valley views at a $429,900 ZIP-area median, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and direct Black Mountain trail access. Ten sourced reasons follow.
Panoramic valley views
Las Vegas Valley, Strip skyline, and mountain-range views from elevated lots — rare at the $400K–$700K price point in Henderson.
Community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California or high-tax-state 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
Below the Henderson median
The $429,900 ZIP-area median list undercuts Henderson's $548K citywide figure by more than $100K.
Las Vegas REALTORS, June 2026
Black Mountain trail access
Direct hiking and mountain-biking trails — moderate to challenging — begin steps from most streets in the plan.
City of Henderson parks records
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR comparisons.
FBI Uniform Crime Reporting
Water Street District convenience
Henderson's revitalized dining, arts, and retail corridor is 10 minutes west — no freeway required.
City of Henderson
Light HOA structure
Dues run $50–$150 monthly — among the most affordable for any view-oriented community in Henderson.
Community records
Charter school access
Doral Academy (9/10) and Somerset Academy (8/10) within driving distance for families prioritizing higher-rated campuses.
GreatSchools.org
Hillside scarcity
Built-out plan with no new elevated-lot construction possible nearby — every new Henderson buyer competing for finite view inventory.
U.S. Census / City of Henderson
New Construction
Who Builds New Homes in and Around Henderson Hills?
Henderson Hills built out in the 1990s and early 2000s — new construction availability inside the plan is extremely limited. Buyers wanting new builds with eastern Henderson character typically look to Cadence (ZIP 89011, about 15 minutes north) or Seven Hills adjacent plans, where national builders compete on incentives. Verify current availability and incentives before you write anything.
Family & Mid-Market
Lennar
High-volume new build alternative to Henderson Hills resale
Move-Up & Family
Pulte Homes
Move-up construction near eastern Henderson
Family
Richmond American
Original Henderson Hills builder; also active in newer Henderson phases
First-Time & Family
KB Home
Personalized entry-level new builds near eastern Henderson
First-Time & Family
Century Communities
Entry-level new construction in nearby Henderson phases
Outdoor Recreation
What Outdoor Amenities Does Henderson Hills Offer?
Immediate desert wilderness access is Henderson Hills' defining daily advantage. The City of Henderson maintains Black Mountain Recreation Area and Morrell Park inside or adjacent to the plan, while Black Mountain hiking trails and the McCullough Hills Trail provide direct desert wilderness access that no flat-land Henderson community can match.
IN-COMMUNITY
Black Mountain Recreation Area
~20 acresBaseball · Soccer · Playground · TrailsFree
Ball fields, playground, picnic areas, and walking trail access on Greenway Road — the community's primary organized recreation anchor, maintained by the City of Henderson.
IN-COMMUNITY
Black Mountain Hiking Trails
Desert wildernessHiking · Trail Running · Summit ViewsFree
Multiple routes from trailheads accessible from the neighborhood — moderate to challenging terrain, with panoramic Las Vegas Valley views from the upper ridgeline that draw serious hikers and sunrise-chasers.
IN-COMMUNITY
McCullough Hills Trail
~500 acres accessHiking · Mountain Biking · WildlifeFree
Roughly 500 acres of desert terrain with established hiking and mountain-biking routes, desert scenery, and wildlife viewing. One of the best trail systems accessible from any established Henderson neighborhood.
IN-COMMUNITY
Morrell Park
~8 acresPool · Basketball · Playground · PicnicFree / programs
An 8-acre neighborhood park with a pool, basketball courts, playground, and picnic areas on Harris Street — the everyday family recreation destination inside the plan.
10 MIN
Henderson Trails System
Regional networkWalking · Cycling · RunningFree
The City of Henderson's broader trail network connects to Pittman Wash and regional corridors — Henderson consistently ranks among Nevada's best-trail cities per City of Henderson parks data.
10 MIN
Water Street District
Walkable urban corridorDining · Arts · EventsFree
Henderson's revitalized historic downtown on Water Street — arts walks, dining, independent retailers, and community events that round out the plan's suburban-to-urban access picture.
20 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · SwimmingNPS fee
America's first national recreation area begins 20 minutes east via Lake Mead Parkway — full-size boating, coves, shoreline hiking, and desert canyon scenery that Henderson Hills residents access faster than any western Henderson community.
15 MIN
Galleria at Sunset
Regional mallShopping · Dining · EntertainmentFree
The Galleria at Sunset anchors the Sunset Road retail corridor 15 minutes west — full mall shopping, movie theater, and restaurant cluster for everyday household errands.
The Henderson Hills Lifestyle
What Does a Weekend in Henderson Hills Look Like?
Three everyday moods within minutes of each other: an early Black Mountain summit hike with Las Vegas Valley sunrise views, a midday session on McCullough Hills trails, and dinner at the Water Street District — with Henderson's parks system per the City of Henderson threading the whole foothills community together.
600Hillside Acres
1990sYear Established
500+McCullough Trail Acres
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Henderson Hills Homes This Weekend?
Almost certainly — with 268 active listings across the ZIP area, most weekends bring open houses ranging from Gateway entry-level homes to Black Mountain Vistas view estates. Timing matters: view-premium elevated lots move fast at a 25-day ZIP-area median. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend elevation-and-view tour.
Quick Answer
What does an HOA cost in Henderson Hills?
Henderson Hills HOA dues are among the most affordable in the eastern Henderson foothills: most subdivisions run $50–$150 per month covering common-area landscaping and neighborhood governance. Each subdivision operates its own association independently — there is no unified master HOA billing every household. Always pull the resale package — dues, reserves, and any pending assessment history — during escrow rather than relying on the listing sheet alone.
Moving to Henderson Hills
Should I Move to Henderson Hills?
Every month, households from California and other high-tax states discover that a hillside home with panoramic views — priced out of reach on the coast — is attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item often funds the entire relocation.
Why Buyers Are Choosing Henderson Hills
The math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $15,000 per year in state taxes alone. Henderson Hills adds what coastal California can't deliver at the price: panoramic Las Vegas Valley views, direct desert trail access to Black Mountain, and Henderson's award-winning safety record — all packaged in an established hillside community at a $429,900 ZIP-area median list price.
At a $500,000 budget, Los Angeles buyers are looking at a small condo in the outer suburbs. That same budget in Henderson Hills secures a view-lot hillside home in an established neighborhood with Black Mountain wilderness at the doorstep — plus Henderson city services, a 10-minute drive to Water Street's dining scene, and zero state income tax on every dollar earned.
According to Las Vegas REALTORS, the median list price across the Henderson Hills ZIP area (89015/89002) is $429,900. 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 lists charter alternatives like Doral Academy (9/10) within reach for Henderson Hills families.
Henderson Hills runs on the broader Henderson job economy: the Water Street District and Henderson municipal campus are 10 minutes west, the Galleria at Sunset corridor is 15 minutes, and the Strip's employment core sits about 25 minutes up Boulder Highway and I-515. For remote workers and retirees, the hillside location trades minor commute time for daily desert views and immediate trail access.
Cost of Living Snapshot — Henderson Hills vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is real estate: a hillside view home that starts at $400K here would require a $900K+ budget in the Los Angeles foothills for a comparable setting.
| Metric | Henderson Hills, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $429,900 | ~$900K+ |
| Hillside View Home Entry | $400Ks (valley views, trail access) | $900K+ typical for comparable setting |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | ~25 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Henderson Hills Rental Market — Rent vs. Own
Single-family hillside homes in the ZIP area typically rent for about $1,900–$2,600 monthly, with view-lot premiums pushing the top of the range and entry subdivisions anchoring the lower band. The depth is the story: a 2,500-home established plan keeps vacancy minimal and the resale market liquid — rewarding long-term owners over 5+ year holds. Short-term rentals are tightly regulated by the City of Henderson — read the rules before underwriting nightly income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Henderson Hills? Our team specializes in out-of-state relocation — virtual lot-and-view tours, elevation-specific guidance, off-market access, and closing coordination without requiring multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Henderson Hills in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Henderson Hills 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 elevation tier and set a budget
Decide which Henderson Hills you're buying: $400K–$450K Gateway entry streets, $450K–$550K Hillcrest and Canyon Ridge family sections, $500K–$600K Foothill Estates larger lots, or $600K–$700K Black Mountain Vistas view-premium elevated positions. Elevation drives the entire price ladder here.
Get pre-approved — view-lot aware
Conventional, FHA, and VA all work across most of the plan. If a Black Mountain Vistas view lot is the goal, get fully underwritten — elevated positions at the top of the range draw competing offers and move at or above the 25-day ZIP-area median.
Hire a Henderson Hills specialist
View quality varies dramatically by lot position and elevation — a one-block difference can cut $50,000 in appraisal value. Work with an agent who knows which streets carry which views, HOA structures, and build-year diligence profiles.
Tour in person or virtually
Walk a lower-elevation Gateway street and a Black Mountain Vistas view lot in the same afternoon — the price difference will make immediate physical sense. Tour at dusk to judge the Strip-light panoramas that drive the top premiums.
Write and negotiate the offer
View-premium elevated lots need clean, competitive terms; lower-elevation entry homes reward inspection-based negotiation. Your agent's read on the specific sub-neighborhood sets the strategy.
Inspection, HOA docs & appraisal
Age the diligence to the 1990s stock: roof, HVAC, water heater, and any plumbing history. Pull the resale package — dues, reserves, CC&Rs — for your specific subdivision. Thin comparable sales on view-premium lots can add appraisal complexity.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, plus a few days for HOA document delivery. Cash purchases on view lots have closed in 7-14 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.
ECONOMY & JOBS
What Drives the Henderson Hills Economy?
Henderson Hills draws on the broader Henderson job base — no in-plan employers. According to the U.S. Bureau of Labor Statistics, the Las Vegas-Henderson metro labor market stays historically strong. Henderson's $88,654 median household income runs 20% above the Clark County figure; the Water Street District and city government are the nearest major employment anchors.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
10 minTo Water Street District employment coreCity of Henderson records
25 minTo Harry Reid Airport & Strip jobsVia I-515 and Boulder Hwy
Top Henderson Hills-Area Employers
- City of HendersonMunicipal campus, police, fire, parks, and public services — the dominant employer in the eastern Henderson corridor
- Water Street District businessesRestaurants, arts, retail, and service businesses along Henderson's revitalized historic downtown corridor
- Clark County School District (eastern Henderson campuses)Multiple schools serving the Henderson Hills and adjacent neighborhoods
- Henderson Healthcare / St. Rose Domincan networkHealthcare services accessible via Horizon Ridge corridor — the metro's healthcare employment anchor
- Galleria at Sunset corridorRegional mall and Sunset Road retail employment strip, 15 minutes west
- Boulder Highway commercial corridorRetail, hospitality, and service businesses along Boulder Highway connecting Henderson Hills to the broader metro
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Henderson Hills Compare to Seven Hills, Henderson & Las Vegas?
If you're weighing Henderson Hills against the valley's other hillside and established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Henderson Hills wins on trail access and view-per-dollar; Seven Hills on gated security; Henderson citywide on school zones; Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Henderson Hills | Seven Hills | Henderson | Las Vegas |
|---|---|---|---|---|
| Median List Price | $429,900 (ZIP area) | $698,950 (ZIP area) | $548K | $476K |
| Active Listings | 268 (ZIP area) | 342 (ZIP area) | 2,460 | 8,606 |
| Days on Market | 25 | 24 | 21 | 20 |
| Guard-Gated | No — open subdivisions | Yes (gated enclaves) | Mixed | Mixed |
| Trail Access | Black Mountain + McCullough Hills — immediate | Moderate (nearby) | Variable | Variable |
| Median Household Income | $88,654 (citywide) | $88,654 (citywide) | $88,654 | $66,820 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 (Henderson) | 62 | 100 |
| New Construction | Minimal — built out | Minimal — built out | Very High (newer plans) | Moderate |
| Best For | Views · Trails · Value | Gated luxury · Golf | Families · Safety · Variety | Investors · Urban · Value |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Henderson Hills income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Henderson Hills Cost You Each Month?
A $429,900 ZIP-area-median Henderson Hills purchase runs about $3,135 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 subdivision-specific HOA tiers that make Henderson Hills one of Henderson's most affordable view-community addresses.
Payment Estimator
Estimate Your Henderson Hills Payment
$3,304
Estimated Monthly Payment
- Principal & Interest$2,574
- Property Tax$219
- Insurance$150
- HOA$200
- PMI$161
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 Henderson Hills right now?
View-lot scarcity and Henderson's built-out hillside supply keep Henderson Hills rents firm. At current rates, the monthly gap narrows once equity and tax effects are counted — and for 5+ year holds, a community with no new competing view inventory tilts the math decisively toward owning.
OWN (10% DOWN, 7%)
$3,182 / mo
- Principal & Interest
- $2,579
- Property Tax (~0.6%)
- $215
- Homeowners Insurance
- $110
- HOA (subdivision-specific)
- $100
- PMI (10% down)
- $178
5-year net cost:~$113,000
Equity built:~$104,000
RENT (HENDERSON HILLS MEDIAN)
$2,050 / mo
- Median Henderson Hills Rent
- $2,050
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$133,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Henderson Hills home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $104,000 in equity (including the down payment) while the renter walks away with none. A built-out hillside plan with no new view-lot supply gives that appreciation logic structural support beyond most Henderson communities.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $100/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Subdivision Tier
There is no unified Henderson Hills master association — each subdivision runs its own HOA independently, which keeps the structure among the most affordable for any view community in eastern Henderson. Verify the exact dues, reserves, and CC&Rs for your specific street before closing.
Entry & Lower-Elevation Subdivisions
$50–$80 / mo
Gateway Neighborhoods (lower elevation)
$50–$70
Includes:
Common-area landscaping, neighborhood standards enforcement
Canyon Ridge entry sections
$60–$80
Includes:
Trail-adjacent common areas, basic landscape maintenance
Mid-Elevation Family Subdivisions
$80–$120 / mo
Hillcrest family streets
$80–$120
Includes:
Parks access, common-area landscaping, community standards
Valley View Terraces
$80–$110
Includes:
Common-area maintenance, single-story community standards
Premium View Subdivisions
$100–$150 / mo
Black Mountain Vistas (top elevation)
$100–$150
Includes:
Elevated-lot common areas, private street upkeep where applicable
Foothill Estates (larger lots)
$80–$130
Includes:
Larger-lot common maintenance, privacy-screen landscaping standards
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Henderson Hills?
Henderson Hills sits on the eastern edge of Henderson near Boulder Highway and the I-515, connecting residents to the Water Street District in 10 minutes, the Galleria at Sunset in 15, and the Strip and airport in about 25 each. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, consistent with most Henderson Hills resident experiences.
Drive Times from Henderson Hills
- 10 minWater Street DistrictLake Mead Pkwy west
- 3-5 minMorrell Park (in-plan)Local streets
- 3-5 minBlack Mountain trailheadsLocal streets east
- 15 minGalleria at SunsetSunset Rd west
- 25 minHarry Reid Intl AirportBoulder Hwy → I-515 → I-215
- 25 minLas Vegas StripBoulder Hwy north → I-515
- 30 minDowntown Las VegasI-515 north
- 20 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 Henderson Hills?
Most Henderson Hills purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling, especially on view-premium lots where thin comparable sales can complicate valuation. HOA neighborhoods add a few days for resale-package delivery, and 1990s homes warrant thorough inspection-response time built into the offer timeline from the start.
Quick Answer
What down payment do you need to buy in Henderson Hills?
Most Henderson Hills buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across much of the community's price spectrum, and VA loans allow 0% for eligible veterans. On the $429,900 ZIP-area median, plan roughly $21,500 (5%) to $85,980 (20%). Entry homes near $400,000 need as little as $14,000 down at 3.5% FHA. Jumbo financing only becomes relevant on view-premium lots approaching the $700K top of the range.
Henderson Hills FAQ — 18 Answers
What Do Henderson Hills Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Henderson Hills?
Across the Henderson Hills ZIP area — 89015 and 89002 — the median list price is about $435,000 per Las Vegas REALTORS, with a $390,000 closed median over the past hundred days. Inside the plan, pricing spans entry-level homes from the $400Ks in lower-elevation subdivisions to $700,000 for larger homes on premium elevated lots with unobstructed valley views. Elevation is the single biggest driver of the spread.
What views do Henderson Hills homes have?
Many homes capture panoramic views of the Las Vegas Valley, the Strip skyline, and the surrounding mountain ranges — thanks to elevated terrain along the eastern foothills near Black Mountain and the McCullough Range. Those view corridors are rare at a $400K–$700K price point. Comparable views in Seven Hills or MacDonald Highlands cost substantially more. Tour at dusk to judge the Strip-light panoramas that drive premiums on elevated lots.
Is Henderson Hills guard-gated?
No — Henderson Hills is a collection of open, established subdivisions with individual HOA governance rather than a unified gated master plan. Security comes from the city: Henderson consistently ranks among the top 10 safest large cities in America per FBI UCR-based comparisons. The trade-off buys you lower HOA dues of just $50–$150 per month, open access to Black Mountain trails, and prices well below gated hillside alternatives in Seven Hills.
What ZIP codes cover Henderson Hills?
Henderson Hills spans ZIP codes 89015 and 89002 along Henderson's eastern foothills near Black Mountain. The ZIP-area median list price is $435,000 across 268 active listings, with homes priced $400K–$700K across 2,500-plus homes on roughly 600 acres. Water Street is about 10 minutes away and the Galleria at Sunset about 15 minutes. Search both ZIPs to capture all hillside listings in the area.
Are there hiking trails near Henderson Hills?
Yes — direct trail access is the neighborhood's signature daily amenity. Black Mountain's hiking routes range from moderate to challenging with panoramic summit views, and the McCullough Hills Trail opens roughly 500 acres of desert terrain for hiking and mountain biking. The Black Mountain Recreation Area on Greenway Road adds ball fields and walking loops closer to home. For trail runners and hikers, few Henderson addresses put desert wilderness this close to the driveway.
What are HOA fees in Henderson Hills?
HOA fees typically run $50 to $150 per month across Henderson Hills subdivisions, covering common-area maintenance, landscaping, and neighborhood governance — modest compared with gated view communities. Each subdivision maintains its own association, so dues and rules vary street to street. Request the resale package for your specific subdivision in escrow to verify exact dues, reserves, and any pending assessments before you write an offer. Confirm directly, not from listing sheets.
How does Henderson Hills compare to Seven Hills?
Henderson Hills delivers hillside views at significantly lower price points: $400K–$700K versus Seven Hills starting near $500K and climbing well past that. Seven Hills adds guard-gated security and Rio Secco golf; Henderson Hills answers with open HOA structure at $50–$150 monthly, direct Black Mountain trail access, and a more accessible ZIP-area median list of $429,900. If panoramic views matter more than gates and golf, Henderson Hills is the value play.
When were homes in Henderson Hills built?
Most homes were built in the 1990s and early 2000s by national builders including Richmond American, Beazer, and Pulte. The neighborhoods are fully established with mature landscaping and a settled hillside character. Floor plans run 1,500 to 3,500 square feet. Expect a mix of owner-updated homes and original builds — inspect roofs, HVAC, and plumbing on older examples, especially on view lots where premiums run higher regardless of condition.
What are the best sub-neighborhoods within Henderson Hills?
Black Mountain Vistas sits at the highest elevations with the most dramatic panoramas and prices from the $600Ks. Hillcrest covers well-maintained family streets on moderate slopes from the $475Ks. Valley View Terraces offers single-story living on elevated lots from $450K — popular with retirees. Foothill Estates provides larger lots with a semi-rural feel from $500K. Canyon Ridge sits adjacent to trail access points from $425K. Gateway Neighborhoods anchor the most accessible pricing from $400K.
What are the schools like in Henderson Hills?
Henderson Hills is zoned primarily to C.T. Sewell Elementary (6/10 on GreatSchools), Burkholder Middle School (5/10), and Basic High School (5/10) per Clark County School District records. Charter alternatives — Doral Academy (9/10) and Somerset Academy (8/10) — serve Henderson-area families within a reasonable drive. Henderson International School and Pinecrest Academy of Nevada add private options. Verify exact zoning for your specific address before offering, as boundaries shift by block.
Is Henderson Hills a good investment?
The fundamentals are solid for a long-term hold: a built-out hillside plan with scarce view lots, 268 ZIP-area active listings (a thin market), and 25-day median days on market showing real demand per Las Vegas REALTORS. Nevada's zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 keep carrying costs predictable. The honest caveat: 1990s-era systems need inspection diligence, and ZIP-area stats blend in neighboring inventory beyond the plan itself.
What is the rental market like in Henderson Hills?
Single-family hillside homes in the ZIP area typically rent for about $1,900–$2,600 monthly, with view-lot premiums on the top end and entry-level subdivisions in the lower band per Las Vegas REALTORS rental data. Henderson's short-term rental regulations are enforced by the City of Henderson — verify rules before underwriting nightly income. For long-term holds, a 2,500-home established plan with stable owner-occupancy keeps vacancy minimal and tenant quality consistent.
What is the cost of living in Henderson Hills?
Competitive for a hillside view address. The ZIP-area median list of $435,000 delivers elevated lots and desert-wilderness access well below comparable views in Seven Hills or MacDonald Highlands. Nevada's zero state income tax and an effective property-tax rate of roughly 0.5–0.7% per the Clark County Assessor extend every budget, and the Water Street corridor's retail and dining options keep daily costs consistent with the broader Henderson market.
Is Henderson Hills safe?
Yes. Henderson Hills is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based national comparisons. The area's hillside setting — residential streets, no major commercial cut-throughs, owner-heavy tenure — keeps typical incidents to suburban property matters. The established HOA governance on individual subdivisions adds another layer of neighborhood accountability.
What should I know before buying in Henderson Hills?
Four things move real money here. First, elevation: view quality varies dramatically by lot position — a one-block difference can cut $50,000 in appraisal value. Second, age: 1990s homes mean roofs, HVAC, and water-heater budgets in your inspection. Third, HOA variance: each subdivision runs its own association at $50–$150 monthly — verify dues and reserve health. Fourth, ZIP-area stats blend neighboring communities — comps require a local agent who knows the specific streets.
What down payment do you need to buy in Henderson Hills?
Most Henderson Hills buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across much of the community's price spectrum, and VA loans allow 0% for eligible veterans. On the $429,900 ZIP-area median, plan roughly $21,500 (5%) to $85,980 (20%). Entry homes near $400,000 need as little as $14,000 down at 3.5% FHA. Jumbo financing only becomes relevant on view-premium lots approaching the $700K top of the range.
What does an HOA cost in Henderson Hills?
Henderson Hills HOA dues are among the most affordable in the eastern Henderson foothills: most subdivisions run $50–$150 per month covering common-area landscaping and neighborhood governance. Each subdivision operates its own association independently — there is no unified master HOA billing every household. Always pull the resale package — dues, reserves, and any pending assessment history — during escrow rather than relying on the listing sheet alone.
How long does it take to close on a home in Henderson Hills?
Most Henderson Hills purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash offers can fund in 7–14 days. Financed buyers need extra time for appraisals on view-premium lots where comparable sales are thin, plus a few days for HOA resale-package delivery and inspection-response windows on 1990s-era homes.
Updated June 2026
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Henderson Hills?
Eight questions Henderson Hills buyers actually type into Google and AI assistants — each answered with specifics you can verify, sourced to the City of Henderson, Las Vegas REALTORS MLS data, and GreatSchools school ratings. Prices, ZIPs, and HOA details are current as of June 2026.
Is Henderson Hills part of Las Vegas or Henderson?
Henderson. Henderson Hills is a collection of established hillside subdivisions inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — "Henderson Hills" is the informal name for the eastern foothills community, not a separate municipality.
What ZIP codes cover Henderson Hills?
Henderson Hills primarily spans 89015 and 89002 along the eastern Henderson foothills near Black Mountain. The ZIP-area median list price is $429,900 across 268 active listings — search both ZIPs to see all hillside inventory.
Does Henderson Hills have a homeowners association?
Yes, but not a single master association — each subdivision within Henderson Hills has its own HOA with dues typically running $50–$150 per month. Always request the resale package for your specific subdivision during escrow to confirm the exact dues, reserves, and CC&Rs.
How old are homes in Henderson Hills?
Most homes date to the 1990s and early 2000s, built by national builders including Richmond American, Beazer, and Pulte with floor plans running 1,500 to 3,500 square feet. The stock is established and fully mature — budget inspection diligence for roofs, HVAC, and water heaters on any 1990s-era property.
Is Henderson Hills walkable?
Moderately, for a hillside community — Black Mountain trail access and Morrell Park put meaningful outdoor walking within the plan, and local streets connect to those trailheads. Daily errands require a car; Water Street District dining is 10 minutes by car, not 10 minutes on foot.
How far is Henderson Hills from the Strip?
About 20–25 miles — plan roughly 25 minutes via Boulder Highway north to I-515, depending on time of day. Harry Reid International Airport is a similar distance, about 25 minutes. The hillside position trades Strip proximity for views and trail access.
Is Henderson Hills a good investment?
The fundamentals are solid: a built-out hillside plan with scarce view-lot inventory, 25-day ZIP-area median days on market proving demand, zero state income tax, and a 3% property-tax cap under NRS 361.471. Returns depend on elevation tier and buy price — view-premium lots outperform entry sections over a 5+ year hold per NREG closing data.
Can I find a home under $450K in Henderson Hills?
Yes — the Gateway Neighborhoods and lower-elevation Canyon Ridge sections regularly list in the $400K–$450K range, per Las Vegas REALTORS MLS data across ZIPs 89015 and 89002. Entry homes at these prices are 1990s-era stock, FHA and conventional financing eligible, and typically 1,500–2,000 square feet with moderate valley views.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in total volume since 2009 — including Henderson hillside view-lot negotiations where elevation, comparable selection, and HOA variance demand local expertise. Nevada Real Estate Group carries the largest agent team in the Valley and thousands of verified five-star reviews. That depth is what 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
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Henderson Hills Real Estate Expert?
In Henderson Hills, elevation and lot orientation drive $50,000+ price differences — knowing the specific blocks is the whole game. Chris Nevada and the Nevada Real Estate Group team have closed 6,225+ transactions across Henderson and Las Vegas since 2009. Call (702) 637-1759 and we'll find your view-lot home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Henderson Hills?
Compare Henderson Hills with neighboring Henderson communities and broader city options. Each card pairs the commute time with price positioning, so you can judge whether trading Henderson Hills' views and trail access for gates, golf, or lower prices actually fits your lifestyle.
A–Z INDEX
Which Henderson Hills Sub-Neighborhoods Can You Explore A–Z?
Multiple named subdivisions fill the roughly 600-acre Henderson Hills hillside 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.
B
- Black Mountain Recreation Area
- Black Mountain Vistas
C
- Canyon Ridge
F
- Foothill Estates
G
- Gateway Neighborhoods
H
- Hillcrest
- Henderson (parent city)
M
- McCullough Hills Trail corridor
- Morrell Park area
V
- Valley View Terraces
KEEP LEARNING
What Else Should You Read About Henderson Hills?
These guides extend the research most Henderson Hills buyers do next — understanding the broader Henderson market, comparing hillside and luxury communities, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Henderson Hills' 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 Henderson Hills 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 89015/89002 are broader than the Henderson Hills 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 active listing counts for the Henderson Hills ZIP area (89015/89002). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Henderson Hills is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, trail systems, city services, police and fire coverage, and short-term rental regulations. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national city safety comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and median household income data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson Hills-area schools. 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 and buy-vs-rent model. freddiemac.com/pmms
- Nevada Department of Taxation — State income tax status (zero personal income tax) and tax policy reference. tax.nv.gov
- Clark County School District (CCSD) — School zone boundaries, enrollment data, and district-level accountability reports. ccsd.net
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