NEW
$899,000
HouseEst. $5,076/mo
3 Beds
2 Baths
2,005 Sq. Ft.0.13 Acres
Built in 1999
475 Indigo Springs Street
Henderson, NV, 89014
Resort Villas
Valley Verde, Henderson
Valley Verde Homes For Sale
Nevada's #1 team for Valley Verde real estate. Search central Henderson's established mid-1990s community — value family homes, Vanderburg Elementary school zones, and quiet interior cul-de-sacs — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89014/89074)
$465K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
4,000+
Community records
ESTABLISHED
1996
Community records
DAYS ON MARKET
26
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 Valley Verde at a Glance?
Valley Verde is an established central-Henderson community — about 900 acres and 4,000+ homes begun in 1996, with full City of Henderson services — and the surrounding ZIP area (89014/89074) shows a $464,900 median list price and 26-day market pace per Las Vegas REALTORS. The takeaways below unpack one of Henderson's strongest value addresses.
- The value play: mid-1990s Henderson quality at $400K–$700K — well below the city's $548K median, with mature trees and settled infrastructure.
- The location: central Henderson at Warm Springs Road and Eastern Avenue, between the Green Valley and Anthem corridors — Galleria five minutes away.
- Schools: zoned Vanderburg Elementary rates 8/10 on GreatSchools; Doral Academy charter adds a 9/10 option — verify zoning block by block.
- Liquidity: 235 ZIP-area closings in the past 100 days at a 26-day median — a deep, fast resale market, not a niche one.
- City backbone: Henderson police, fire, and services, with the airport and the Strip both about twenty minutes via I-215.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Valley Verde Homes for Sale?
The Valley Verde ZIP area (89014/89074) carried 383 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $400K value homes near the Eastern corridor to $700K residences on premium interior lots. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
NEW$335,000TownhouseEst. $1,892/mo2 Beds3.5 Baths1,524 Sq. Ft.0.03 AcresBuilt in 19872347 Pickwick DriveHenderson, NV, 89014Village Green Amd
NEW$325,000TownhouseEst. $1,835/mo3 Beds2 Baths1,176 Sq. Ft.0.10 AcresBuilt in 1989748 Nectarine CourtHenderson, NV, 89014Pepper Tree Amd
NEW$629,900HouseEst. $3,557/mo4 Beds3 Baths2,430 Sq. Ft.0.15 AcresBuilt in 20151061 Barby Springs AvenueHenderson, NV, 89014Gibson Plaza Phase 1
NEW$749,999HouseEst. $4,235/mo3 Beds3.5 Baths2,535 Sq. Ft.0.16 AcresBuilt in 2015812 Flowing Meadow DriveHenderson, NV, 89014Whitney Mesa Estates
NEW$409,900HouseEst. $2,314/mo3 Beds2 Baths1,506 Sq. Ft.0.15 AcresBuilt in 19842343 Valleywood RoadHenderson, NV, 89014Green Valley
NEW$325,000CondoEst. $1,835/mo3 Beds3 Baths1,433 Sq. Ft.Built in 19941684 Normandy Way, Unit 811Henderson, NV, 89014Promontory Point Phase 3 Amd
PENDING$339,000HouseEst. $1,914/mo3 Beds2.5 Baths930 Sq. Ft.0.11 AcresBuilt in 19851728 Duarte DriveHenderson, NV, 89014Park Mesa
PRICE DISTRIBUTION
How Many Valley Verde Homes Sell in Each Price Range?
Median list price across the Valley Verde ZIP area (89014/89074) sits at $464,900 per Las Vegas REALTORS June 2026 MLS data, but the plan spans every rung: value homes near $400K to premium-lot residences toward $700K. The bands below show our modeled split of the area's 383 active listings.
Browse Valley Verde Listings
How Can You Find a Valley Verde Home by Type, Lifestyle & Price?
The Valley Verde area's 383 active listings break down into six sub-neighborhoods, three property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89014 and 89074.
Which Valley Verde Neighborhoods Should You Explore?
Dedicated neighborhood pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the plan.
By Property Type
By Price Range
Updated daily · 383 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Valley Verde Listings First?
Custom alerts by neighborhood, school zone, price, and beds — no spam, unsubscribe anytime. Homes in the Vanderburg Elementary zone routinely go under contract within the first two weekends per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
7/10
7/10
9/10
8/10
8/10
How Are the Schools in Valley Verde?
Schools are a real Valley Verde draw: the zoned Vanderburg Elementary rates 8/10 on GreatSchools, with Green Valley High at 7/10 and Brown Junior High at 6/10 behind it, plus well-regarded charters and the Henderson International School private tier. Zone boundaries can split the community, so verify the exact zoning for any address before you offer. The cards below map realistic options by level.
Top Rated
8/10
8/10Vanderburg ES
Zoned · central Valley Verde
K-5700 Students17:1
7/10Gibson ES
Zoned · east Valley Verde
K-5650 Students18:1
7/10Twitchell ES
Zoned · west Valley Verde
K-5600 Students17:1
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 · Green Valley area (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 Valley Verde Families?
According to GreatSchools.org, Valley Verde zones into solid campuses: Vanderburg Elementary rates 8/10, Green Valley High 7/10, and Brown Junior High 6/10, with Doral Academy leading the charter tier at 9/10. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 10 min | $400,000+ |
| 2 | Vanderburg ES | Public (zoned) | K-5 | 8/10 | Central Valley Verde | $400,000+ |
| 3 | Somerset Academy | Public charter | K-8 | 8/10 | Henderson area · 12 min | $400,000+ |
| 4 | Green Valley HS | Public (zoned) | 9-12 | 7/10 | Central Green Valley · 10 min | $400,000+ |
| 5 | Brown JHS | Public (zoned) | 6-8 | 6/10 | Central Valley Verde | $400,000+ |
SAFETY & CRIME
Is Valley Verde Safe?
Direct Answer
Yes. Valley Verde 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, three decades of settled streets, 70% owner-occupancy, and engaged neighborhood associations keep typical incidents to suburban property matters rather than violent crime.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Owner-occupancy across the communityCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Maturity does quiet work here: Valley Verde's neighborhoods have been owner-occupied for decades, streets are interior and residential rather than arterial cut-throughs, and the Henderson Police Department's coverage benefits from a city that funds public safety well above national per-capita norms.
The retail corridors — the Warm Springs and Eastern node, the Galleria at Sunset, and the Stephanie Street strip — see the property incidents typical of any busy shopping zone: vehicle break-ins and shoplifting reports concentrated around parking, at rates consistent with Henderson's broader figures. Residential blocks a street or two removed run quieter.
For most of the plan, standard suburban precautions — exterior lighting, locked vehicles, and package management — cover the realistic risk picture. The community's interior cul-de-sac streets, in particular, see very little through-traffic, which is part of why long-tenured owners stay put.
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 Valley Verde, NV?
The Answer
Valley Verde delivers established central-Henderson living: ~900 acres begun in 1996, tree-lined streets, the well-regarded Vanderburg Elementary zone, three community parks, and the Warm Springs and Eastern commercial core minutes away. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Valley Verde known for?
Valley Verde is known as one of central Henderson's best value communities — established mid-1990s neighborhoods with mature landscaping, the well-regarded Vanderburg Elementary zone, and a convenient location at Warm Springs Road and Eastern Avenue near the Galleria.
Who should live in Valley Verde?
It fits value-minded families entering from the $400Ks, first-time buyers wanting Henderson schools without premium pricing, downsizers seeking single-story 1990s homes on quiet streets, and investors who value a deep, liquid central-Henderson resale market.
What is daily life like?
Mornings run Pecos Legacy Park or Valley Verde Park, errands stay near the Warm Springs and Eastern node, the Galleria is five minutes, and the I-215 puts the airport and the Strip both twenty minutes from the driveway.
Location
Where Is Valley Verde
Valley Verde anchors central Henderson around the Warm Springs Road and Eastern Avenue intersection, between the Green Valley and Anthem corridors. About 900 acres. Roughly 10 miles from the Strip.
Galleria
5
Min
GV Ranch
10
Min
Water Street
12
Min
Airport
20
Min
Strip
20
Min
Valley Verde
At a Glance$464,900
Median List Price (ZIP area)
$428,000
Median Sold (past 100 days)
383
Active Listings (ZIP area)
26
Days on Market
- Setting
- Established community, central Henderson
- Acreage
- ~900 acres
- Homes
- 4,000+
- Established
- 1996
- Developer
- Various builders
- Neighborhoods
- 6 sub-areas
- Parks
- Valley Verde · Pecos Legacy · Paseo Verde
- Retail
- Warm Springs/Eastern · Galleria at Sunset
- Sunshine
- 300 days/year
- Schools
- Vanderburg ES (8/10) + charters
- Guard-Gated
- No
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Valley Verde Score?
Valley Verde earns strong marks for value, safety, and location, with honest trade-offs on housing-stock age and summer heat. 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 central-Henderson community.
Grade A: Safety
Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. 70% owner-occupancy and interior streets add stability.
Grade B+: Schools
Zoned Vanderburg Elementary rates 8/10 on GreatSchools; Green Valley High 7/10; Brown Junior High 6/10 — with Doral Academy (9/10) charter nearby.
Grade A-: Cost of Living
The $464,900 ZIP-area median undercuts Henderson's $548K citywide figure, and HOA dues are light at $50–$150 monthly.
Grade B+: Amenities
The Warm Springs/Eastern commercial node, the Galleria at Sunset, Green Valley Ranch Resort, and three community parks within minutes.
Grade B+: Outdoor Access
Valley Verde, Pecos Legacy, and Paseo Verde parks in or beside the plan; Lake Mead's shoreline about twenty-five minutes east.
Grade A-: Commute
The I-215 beltway minutes away via Warm Springs Road: about 20 minutes to the airport and the Strip, 12 to Water Street.
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 Valley Verde a good place to live?
Yes — by most value-suburb measures, it is one of central Henderson's best buys. Valley Verde pairs the 8/10-rated Vanderburg Elementary zone and three decades of mature, tree-lined streets with the Warm Springs/Eastern commercial core, three community parks, and an I-215 commute that puts the airport twenty minutes away. Pricing spans $400K to $700K, so most families fit comfortably. The honest trade-offs: mid-1990s housing stock demands inspection diligence, and buyers wanting new construction must look to neighboring plans. Nevada's zero state income tax sweetens every relocation.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Valley Verde?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Valley Verde — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 15,000 of those residents inside Valley Verde itself, across about 5,000 households.
The Census does not break Valley Verde 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 long-tenured original owners, value-minded families clustering around the 8/10-rated Vanderburg Elementary zone, downsizers buying single-story 1990s homes, and a steady stream of California relocators.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$430K
vs Clark Co $391K
~70%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Valley Verde is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Valley Verde Area Growing?
Valley Verde itself finished growing decades ago — the community 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, and that citywide growth keeps demand pressure on Valley Verde's finite resale stock.
331,857Henderson residents (Census)
4,000+Homes in Valley Verde
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means turnover, not expansion: 235 ZIP-area closings in the past 100 days show how actively the established stock trades. That is the investment logic of a built-out community — no new supply can dilute it, while every new Henderson resident adds demand for the schools, parks, and central location Valley Verde already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Valley Verde separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Valley Verde Score for Livability?
Valley Verde pairs B-plus-to-A schools, Henderson-backed safety, and strong value with honest trade-offs: mid-1990s housing stock needs inspection diligence, and summer heat is real. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 85A-
Overall Livability
- 80B+
Schools (zoned)
- 90A
Safety
- 82A-
Cost of Living
- 80B+
Amenities
- 76B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Valley Verde Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Valley Verde ZIP area (89014/89074) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the plan itself, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$412K–$432K monthly band; $428K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
24–32 day monthly range; 26 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~70/mo recent pace — 235 ZIP-area closings in the past 100 days
vs May 2025
Source: Las Vegas REALTORS
The long view: Valley Verde'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.
26
MEDIAN DAYS ON MARKET
$465K
ZIP-AREA MEDIAN LIST
383
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
MOVE-FAST MARKET
Get matched with a
Valley Verde specialist.
Market Competitiveness
How competitive is Valley Verde right now?
Valley Verde is a brisk, deep market — sold homes across the ZIP area averaged 26 median days over the past hundred days per Las Vegas REALTORS data, on 235 closings. Well-priced homes in the Vanderburg Elementary zone draw multiple offers in the first two weekends; dated homes needing updates give buyers leverage.
66Somewhat Competitive
- 26 daysMedian days on market (sold, 100d)
- 235ZIP-area closings, past 100 days
- 383Active listings (June 2026)
- ~70/moTypical closings per month
Is Valley Verde Right for You?
Who Should Buy a Home in Valley Verde?
Valley Verde isn't one-size-fits-all — it's six sub-neighborhoods spanning $400K value homes to $700K premium-lot residences, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Valley Verde Neighborhoods Fit Your Buyer Type?
Value-Minded Families
- Vanderburg Elementary zone — 8/10 rated
- Valley Verde South and Park View sections
- Pecos Legacy and Valley Verde parks for weekends
- Verify zone boundaries block by block before offering
First-Time Buyers
- Value homes from the $400Ks along the Eastern corridor
- FHA 3.5% and conventional 3% down both work here
- Light HOA dues protect the monthly budget
- Inspection diligence on mid-1990s systems
Move-Up Buyers
- Larger floor plans in Valley Verde South
- Premium interior-estate lots toward $700K
- Quiet cul-de-sac streets with mature trees
- Trade up without leaving central Henderson
Downsizers & Empty Nesters
- Single-story 1990s homes on manageable lots
- Errands, healthcare, and dining inside a 10-minute radius
- Quiet interior streets with little traffic
- Compare against dedicated 55+ communities first
Investors
- $2,000–$2,700 single-family rents, minimal vacancy
- Deep central-Henderson resale market stays liquid
- Vanderburg zone drives tenant quality and retention
- Henderson short-term-rental rules are strict — plan long-term
Commuting Professionals
- I-215 minutes off: airport and Strip 20 min each
- Downtown Las Vegas about 25 minutes
- Galleria and Green Valley Ranch job centers nearby
- Errands rarely require a freeway
Best Fit For
- California relocators — an established family suburb at a fraction of the coastal price, zero state income tax, and a 3% property-tax cap on primary residences.
- Value-minded families — the 8/10 Vanderburg Elementary zone and three community parks at $400K–$700K, below Henderson's citywide median.
- First-time buyers — genuine entry points from the $400Ks with light HOA dues and FHA-friendly pricing across the whole plan.
- Move-up buyers — larger floor plans and premium interior lots that let you trade up without leaving central Henderson.
- Downsizers — single-story 1990s homes on quiet cul-de-sac streets with healthcare, retail, and dining inside a 10-minute radius.
- Investors — a deep, liquid central-Henderson market with steady rents and Vanderburg-zone tenant demand.
Ready to explore homes in Valley Verde? Our team knows every sub-neighborhood, school zone, and quiet cul-de-sac street in the plan.
Start Your Home SearchPros
- Henderson value — a $464,900 ZIP-area median below the city's $548K citywide figure
- The zoned Vanderburg Elementary rates 8/10 on GreatSchools, with a Doral Academy 9/10 charter nearby
- Henderson city services and safety — a city regularly ranked among America's safest large cities per FBI UCR comparisons
- Central-Henderson location — Galleria five minutes, the I-215 minutes off, most errands within ten
- Light HOA structure ($50–$150/mo by sub-association)
- Three community parks — Valley Verde, Pecos Legacy, and Paseo Verde
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Aging housing stock — the plan dates to the mid-1990s, so roofs, HVAC, and water heaters need inspection diligence
- Almost no new construction — buyers wanting new builds must look to Cadence, Inspirada, or other neighboring plans
- School-zone boundaries can split the community — the wrong side of a street changes the elementary
- Competitive pace in the Vanderburg zone: well-priced homes draw offers within two weekends
- ZIP-area statistics blend Valley Verde with neighboring communities — comps demand local judgment
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Valley Verde's Top 6 Neighborhoods Compare?
A like-for-like comparison of Valley Verde's 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 NREG-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 |
|---|---|---|---|---|---|
| Valley Verde North | ~$445,000 | ~$255 | 26 | ~70 | Established · Near GV Ranch |
| Valley Verde South | ~$490,000 | ~$265 | 26 | ~65 | Families · Larger plans |
| Eastern Corridor | ~$425,000 | ~$250 | 25 | ~60 | Value · Entry |
| Warm Springs Area | ~$445,000 | ~$255 | 26 | ~55 | Freeway access |
| Interior Estates | ~$510,000 | ~$270 | 28 | ~45 | Quiet · Cul-de-sac |
| Park View | ~$470,000 | ~$260 | 25 | ~40 | Park-adjacent |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89014/89074), not neighborhood level — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Valley Verde's Sub-Neighborhoods?
Submarket 1
Valley Verde North
The northern section closest to Green Valley Ranch — mature landscaping, convenient resort access, and steady demand from buyers who want central convenience at a value price.
Browse Valley Verde North homes →~$445KMedian Price
26Days on Market
~70Active Listings
~$255Price / Sq Ft
Submarket 2
Valley Verde South
Larger floor plans toward the Anthem and Seven Hills edges — the default answer when a family wants more square footage without leaving the value band.
Browse Valley Verde South homes →~$490KMedian Price
26Days on Market
~65Active Listings
~$265Price / Sq Ft
Submarket 3
Eastern Corridor
Homes along Eastern Avenue with the quickest access to shopping, dining, and services — the plan's most reliable first-time-buyer hunting ground from the low $400Ks.
Browse Eastern Corridor homes →~$425KMedian Price
25Days on Market
~60Active Listings
~$250Price / Sq Ft
Submarket 4
Warm Springs Area
Homes near Warm Springs Road with direct I-215 access — the pick for commuters who want the freeway minutes away without giving up the value band.
Browse Warm Springs Area homes →~$445KMedian Price
26Days on Market
~55Active Listings
~$255Price / Sq Ft
Submarket 5
Interior Estates
Interior cul-de-sac streets with enhanced privacy, mature trees, and the plan's quietest residential character — long-tenured owners rarely list here.
Browse Interior Estates homes →~$510KMedian Price
28Days on Market
~45Active Listings
~$270Price / Sq Ft
Submarket 6
Park View
Homes adjacent to community parks with green-space views and walking-trail access — a quiet premium that holds value with families and downsizers alike.
Browse Park View homes →~$470KMedian Price
25Days on Market
~40Active Listings
~$260Price / Sq Ft
Submarket 7
The Warm Springs & Eastern Corridor
The amenity engine residents use daily: the Warm Springs and Eastern Avenue commercial node's grocery, dining, and medical services, the Galleria at Sunset five minutes north, and Green Valley Ranch Resort a short drive southwest. Owning anywhere in Valley Verde puts all of it within ten minutes.
Browse The Warm Springs & Eastern Corridor homes →5 minTo the Galleria
3Community Parks
10 minTo GV Ranch Resort
20 minTo the Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Valley Verde
neighborhood fits?
BY ZIP CODE
What Does the Valley Verde Market Look Like Across ZIPs 89014 & 89074?
Valley Verde spans two Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents both as area corridors, each broader than the plan itself. The spread is modest: the two ZIPs jointly carry 383 actives at a $464,900 median, per Las Vegas REALTORS, with central-Henderson pricing clustered tightly in the mid-$400Ks.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89014 | North corridor — Valley Verde North · Eastern Avenue | ~$455K | ~$255 | 26 | ~205 | n/a* |
| 89074 | South corridor — Valley Verde South · Warm Springs | ~$470K | ~$265 | 26 | ~178 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports 89014 and 89074 jointly at a $464,900 median (383 actives) — the per-ZIP splits shown are modeled. Both ZIPs include inventory beyond Valley Verde's boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Valley Verde Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Valley Verde faster than any brochure: a $464,900 ZIP-area median, 26 median days on market, 4,000+ homes, and an established 1996 central-Henderson community.
$464,900
Median list price across the Valley Verde ZIP area (89014/89074), June 2026.
Las Vegas REALTORS
$428,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
26
Median days from list to accepted offer — a brisk, deep market, not a niche one.
LVR / GLVAR, June 2026
235
ZIP-area closings in the past hundred days — the sample behind every median on this page.
Las Vegas REALTORS
4,000+
Homes in the community — an established central-Henderson value address.
Community records
1996
Year the community was established, built out through the early 2000s.
Community records
8/10
GreatSchools rating at zoned Vanderburg 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 VALLEY VERDE
Why Does Valley Verde Stand Apart From Its Peers?
From the schools to the central location, Valley Verde occupies a value niche newer communities can't match at the price. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.
- Las Vegas REALTORS / GLVAR, June 2026
Henderson value at the median
A $464,900 ZIP-area median list price sits well below Henderson's $548K citywide figure — established quality without premium-community pricing.
- GreatSchools.org
A genuine 8/10 elementary zone
Vanderburg Elementary rates 8/10 on GreatSchools — zoned, not lottery — with the Doral Academy charter adding a 9/10 option ten minutes away.
- City of Henderson
Central-Henderson convenience
The Warm Springs and Eastern node, the Galleria five minutes away, and the I-215 minutes off put daily life inside a ten-minute radius.
- 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.
- Las Vegas REALTORS / GLVAR, June 2026
A deep, liquid market
235 ZIP-area closings in 100 days at a 26-day median — you can buy, sell, and trade inside central Henderson without betting on thin comps.
WHY BUY IN VALLEY VERDE
What Are the Top 10 Reasons to Buy a Home in Valley Verde?
Valley Verde's case rests on value and location: established central-Henderson quality, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, the well-regarded Vanderburg Elementary zone, and homes from $400K to $700K. Ten sourced reasons follow.
Below the Henderson median
The $464,900 ZIP-area median list undercuts Henderson's $548K citywide figure.
Las Vegas REALTORS, June 2026
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
An 8/10 zoned elementary
Vanderburg Elementary rates 8/10 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.
FBI Uniform Crime Reporting
Central-Henderson location
Warm Springs and Eastern commercial core, the Galleria five minutes, the I-215 minutes off.
City of Henderson
Light HOA structure
Dues run roughly $50–$150 monthly by sub-association — modest by Henderson standards.
Community records
Three community parks
Valley Verde, Pecos Legacy, and Paseo Verde parks cover recreation within minutes.
City of Henderson
Proven, settled value
Established 1996 with consistent appreciation through multiple market cycles.
Community records
Built-out scarcity
No new supply can dilute a finished community — every new Henderson resident adds demand to fixed stock.
U.S. Census / City of Henderson
New Construction
Who Builds New Homes in and Around Valley Verde?
Valley Verde itself is essentially built out — the community dates to 1996, so its 4,000+ homes are overwhelmingly resale. The new-construction pipeline sits in neighboring Henderson plans about fifteen 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 Valley Verde resale
First-Time & Family
KB Home
Personalized entry-level new builds
Family
Richmond American
Value-oriented Henderson construction
First-Time & Family
Century Communities
Entry-level new construction nearby
Move-Up & Luxury
Toll Brothers
Luxury production near the Valley Verde corridor
Outdoor Recreation
What Outdoor Amenities Does Valley Verde Offer?
Mature community parks and paved trails — Valley Verde's outdoor life is established rather than rugged. The City of Henderson maintains Valley Verde Park, the 20-acre Pecos Legacy Park, and Paseo Verde Park in or beside the plan, and Lake Mead's shoreline begins about twenty-five minutes east.
IN-COMMUNITY
Valley Verde Park
~8 acresPlayground · Sports courts · TrailsFree
The community's neighborhood flagship on Valley Verde Drive — a playground, sports courts, walking paths, and picnic areas under mature shade.
IN-COMMUNITY
Pecos Legacy Park
~20 acresPool · Sports fields · Community centerFree / programs
A swimming pool, sports fields, a community center, walking trails, and a playground — the area's most complete recreation anchor on Pecos Road.
5 MIN
Paseo Verde Park
~20 acresBall fields · Basketball · TrailsFree
Sports fields, basketball courts, walking trails, and picnic areas on Paseo Verde Parkway — the weekend hub bridging Valley Verde and Green Valley.
12 MIN
Whitney Mesa trails
Desert mesaHiking · BikingFree
Desert single-track and mesa-top views north of the plan — the quickest true-desert escape from central Henderson.
10 MIN
Legacy Golf Club
18 holesPublic golfPublic
The public 18-hole course in nearby Green Valley — daily-fee play minutes from Valley Verde with no membership mandate.
5 MIN
Galleria at Sunset
Regional mallShopping · Dining · CinemaFree
A full regional mall five minutes north on Sunset Road — anchor stores, a food court, and the area's everyday retail engine.
10 MIN
The District at Green Valley Ranch
Open-air centerDining · Shops · EventsFree
40+ open-air shops and restaurants with fountains, outdoor seating, and a community events calendar a short drive southwest.
25 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking via Lake Mead Parkway east.
The Valley Verde Lifestyle
What Does a Weekend in Valley Verde Look Like?
Three everyday moods within a short drive of each other: a morning loop at Pecos Legacy Park, an afternoon at the Galleria at Sunset, and dinner at The District at Green Valley Ranch — with Henderson's parks system per the City of Henderson threading the whole community together.
900Acres in the Community
1996Year Established
3Community Parks
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Valley Verde Homes This Weekend?
Almost certainly — with 383 active listings across the ZIP area, most weekends bring open houses, from Eastern-corridor value homes to premium interior-estate lots. Timing matters: homes in the Vanderburg Elementary zone often go under contract before their second weekend. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend route.
Quick Answer
What does an HOA cost in Valley Verde?
Valley Verde HOA dues are modest by Henderson standards — typically $50 to $150 a month, covering common-area maintenance, neighborhood parks, and community standards. Dues vary by sub-association across the plan's 4,000+ homes, so confirm the exact figure for the specific home. Always pull the resale package — dues, reserves, transfer fees, and any special-assessment history — during your 30–45 day Nevada escrow before you commit to the carrying cost.
Moving to Valley Verde
Should I Move to Valley Verde?
Every month, households from Los Angeles, San Diego, and the Bay Area discover that the established family suburb priced out of reach in coastal California is attainable in central Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Valley Verde
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone. Valley Verde adds the suburb argument coastal California can't answer at the price: an effective property-tax rate of roughly 0.5–0.75% with a 3% annual cap for primary residences, attached to an established, tree-lined central-Henderson community zoned to the 8/10-rated Vanderburg Elementary.
At a $475,000 budget, Los Angeles buyers are looking at a small condo or a long-commute starter home. That same budget in Valley Verde secures a three- or four-bedroom family home in an established mid-1990s neighborhood zoned to well-regarded Henderson public schools — with the Galleria at Sunset five minutes away, three community parks nearby, and the I-215 beltway minutes from the driveway.
According to Las Vegas REALTORS, the median list price across the Valley Verde ZIP area (89014/89074) is $464,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates zoned Vanderburg Elementary at 8/10.
Valley Verde runs on healthcare, retail, education, and Henderson's broader job base: the Galleria at Sunset corridor, the Warm Springs and Eastern commercial node, Green Valley Ranch Resort, and St. Rose Dominican's Henderson campuses anchor jobs minutes away, while the Strip's employment core and Harry Reid International Airport sit about 20 minutes up the I-215.
Cost of Living Snapshot — Valley Verde vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one families care about most: a well-regarded school zone that starts in the $400Ks here starts well above $1M near comparable Los Angeles campuses.
| Metric | Valley Verde, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $464,900 (ZIP area) | ~$900K+ |
| Family-School-Zone Entry Point | $400Ks (zoned 8/10 elementary) | $1M+ typical |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Valley Verde Rental Market — Rent vs. Own
Single-family homes typically rent for about $2,000–$2,700/month, with homes in the Vanderburg Elementary zone commanding premiums and minimal vacancy. The depth is the story: central-Henderson positioning keeps both rental and resale markets liquid, which rewards owners over a 5+ year hold. Short-term rentals are tightly regulated by the City of Henderson — read the rules before underwriting nightly income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Valley Verde? Our team specializes in out-of-state relocation — virtual neighborhood and school-zone tours, block-by-block guidance, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Valley Verde in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Valley Verde 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 sub-area and set a budget
Decide which Valley Verde you're buying: $400K–$450K value homes along the Eastern corridor, $475K–$550K family homes in Valley Verde South, or premium interior-estate lots toward $700K. Each carries different lot and floor-plan profiles.
Get pre-approved — zone-aware
Conventional, FHA, and VA all work across the whole plan. If the Vanderburg Elementary zone is the goal, get fully underwritten — those homes draw competing offers within two weekends.
Hire a Valley Verde specialist
School boundaries can split the community and ZIP-level comps blend in neighboring plans — work with an agent who knows which streets carry which zones, dues, and build years.
Tour in person or virtually
Walk an Eastern-corridor value home, a Valley Verde South family street, and a quiet interior cul-de-sac in one afternoon — the sub-areas feel genuinely different. Virtual tours work well for out-of-state buyers.
Write and negotiate the offer
Vanderburg-zone homes need clean, fast terms; dated homes reward inspection-based negotiation. Your agent's read on the specific block sets the strategy.
Inspection, HOA docs & appraisal
Age the diligence to the stock: roof, HVAC, water heater, and plumbing history on mid-1990s homes. Pull the resale package — dues, reserves, CC&Rs — wherever a sub-association exists.
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 where applicable.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Valley Verde Economy?
Valley Verde runs on retail, healthcare, education, and the broader Henderson job 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. The Galleria at Sunset, the Warm Springs and Eastern node, and Green Valley Ranch anchor nearby employment.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
5 minTo the Galleria at SunsetVia Stephanie St / Sunset Rd
20 minTo airport & I-215 job corridorsVia the I-215 beltway
Top Valley Verde-Area Employers
- Galleria at SunsetRegional mall and the Sunset Road retail employment strip
- Green Valley Ranch ResortResort, casino, dining, and spa employment a short drive southwest
- Warm Springs & Eastern commercial nodeGrocery, dining, medical, and retail businesses at the community's core
- City of HendersonMunicipal services and city campus near central Henderson
- Clark County School District (Henderson campuses)A dozen-plus schools serving the area's neighborhoods
- St. Rose Dominican (Henderson campuses)Healthcare employment minutes from the plan
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Valley Verde Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Valley Verde against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Valley Verde wins on value-per-dollar and central location, Summerlin on trail depth and newer stock, Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Valley Verde | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $464,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 383 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 26 | 21 | 20 | 21 |
| Population | ~15,000 (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 | 1996 | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Value · Schools · Central location | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Valley Verde 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 Valley Verde Cost You Each Month?
A $464,900 ZIP-area-median Valley Verde purchase runs about $3,420 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 sub-association HOA tiers that make Valley Verde one of central Henderson's lightest-dues value addresses.
Payment Estimator
Estimate Your Valley Verde Payment
$3,544
Estimated Monthly Payment
- Principal & Interest$2,784
- Property Tax$236
- Insurance$150
- HOA$200
- PMI$174
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 Valley Verde right now?
School-zone demand keeps Valley Verde rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, a built-out community with fixed supply tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,420 / mo
- Principal & Interest
- $2,784
- Property Tax (~0.6%)
- $232
- Homeowners Insurance
- $110
- HOA (sub-association)
- $95
- PMI (10% down)
- $195
5-year net cost:~$127,000
Equity built:~$113,000
RENT (VALLEY VERDE MEDIAN)
$2,300 / mo
- Median Valley Verde Rent
- $2,300
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$150,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Valley Verde home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $113,000 in equity (including the down payment) while the renter walks away with none. A built-out community with no new supply gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $95/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Neighborhood Tier
There is no single Valley Verde master association — dues are set sub-association by sub-association, which is why the plan runs light by Henderson standards. Verify the exact dues, reserves, and CC&Rs for your street in escrow.
Value & Entry Streets
$50–$90 / mo
Eastern Corridor
$50–$80
Includes:
Common-area landscaping and neighborhood standards
Valley Verde North
$55–$90
Includes:
Common-area maintenance and park upkeep
Family Sections
$70–$130 / mo
Valley Verde South · Park View
$70–$130
Includes:
Parks, trails, common-area landscaping, community standards
Townhome & condo associations
$120–$180
Includes:
Exterior maintenance, insurance, and amenities bundled by building
Premium Interior Streets
$100–$150 / mo
Interior Estates
$100–$150
Includes:
Enhanced common-area landscaping and quiet cul-de-sac upkeep
Warm Springs Area
$60–$120
Includes:
Common-area maintenance near the freeway corridor
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Valley Verde?
The I-215 beltway sits minutes from Valley Verde via Warm Springs Road, and Eastern Avenue, Stephanie Street, and Sunset Road grid the area — most households reach daily errands without a freeway. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Valley Verde
- 5 minGalleria at SunsetStephanie St / Sunset Rd
- 10 minGreen Valley Ranch ResortEastern Ave / Paseo Verde Pkwy
- 12 minWater Street (downtown Henderson)Sunset Rd east
- 10 minSt. Rose Dominican HospitalEastern Ave / I-215
- 20 minHarry Reid Intl AirportI-215 west
- 20 minLas Vegas StripI-215 → I-15 north
- 25 minDowntown Las VegasI-515 north
- 25 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times 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 Valley Verde?
Most Valley Verde purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling, HOA neighborhoods add a few days for resale-package delivery, and homes from the mid-1990s warrant inspection-response time in your timeline for roof, HVAC, and plumbing review.
Quick Answer
What down payment do you need to buy in Valley Verde?
Most Valley Verde buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across the community's entire price spectrum, and VA loans allow 0% for eligible veterans. On the $464,900 ZIP-area median, plan roughly $23,245 (5%) to $92,980 (20%); entry homes near $400,000 need as little as $12,000 down at 3%. Jumbo financing rarely enters the picture in a plan that tops out near $700K.
Valley Verde FAQ — 18 Answers
What Do Valley Verde Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Valley Verde?
Across the Valley Verde ZIP area — 89014 and 89074 — the median list price is about $464,900 per Las Vegas REALTORS, with a $428,000 closed median over the past hundred days. Inside the plan itself, homes run $400,000 for smaller mid-1990s single-family houses up to $700,000 for larger residences on premium lots with upgraded features.
What are the best neighborhoods in Valley Verde?
For value entry: the Eastern Corridor, with homes from the low $400Ks near shopping and services. For families: Valley Verde South, with larger floor plans toward the Anthem and Seven Hills edges. For quiet streets: the Interior Estates cul-de-sacs with mature trees and added privacy. For green-space views: Park View, adjacent to community parks and walking trails. For freeway access: the Warm Springs area near I-215.
How does Valley Verde compare to Green Valley?
They are close cousins. Both are established central-Henderson addresses with mature streets, good schools, and the same Warm Springs and Eastern commercial core. Valley Verde's mid-1990s stock and $400K–$700K band sit right alongside Green Valley's lower rungs. Valley Verde is smaller and more uniformly suburban; Green Valley spans a far wider ladder up to $3M+ estates. The choice usually comes down to the specific street, school zone, and home — we can show both the same day.
What is the average days on market in Valley Verde?
Homes sold across the Valley Verde ZIP area over the past hundred days took a median of about 26 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — and 235 homes closed in that window, so the figure rests on a solid sample. Well-priced homes zoned to Vanderburg Elementary routinely go under contract within the first two weekends; dated homes needing updates sit longer.
What are property taxes like in Valley Verde?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% 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 $464,900 purchase, plan around $2,800–$3,200 per year. One note: long-held Valley Verde homes often carry abated tax bills — verify the post-sale reset with the Assessor before budgeting.
Are there HOA fees in Valley Verde?
Yes, but modest by Henderson standards — typically $50 to $150 monthly, covering common-area maintenance, parks, and community standards. Fees vary by sub-association across the plan's 4,000+ homes, so request the resale package for the specific home you are targeting. Low HOA dues pair well with Nevada's low effective property-tax rate and the 3% primary-residence cap, keeping total monthly carrying costs predictable for the long haul.
What is the cost of living in Valley Verde?
Among the most attainable in central Henderson. The ZIP-area median list price near $464,900 sits well below Henderson's $548K citywide median, HOA dues are light, and Nevada's zero state income tax stretches every relocating household's budget. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County, while the Warm Springs and Eastern commercial node, the Galleria at Sunset, and Green Valley Ranch put retail and dining within ten minutes.
What are the schools like in Valley Verde?
Solid and improving. Clark County School District zones the community to Vanderburg Elementary (8/10 on GreatSchools), Brown Junior High (6/10), and Green Valley High School (7/10). Doral Academy of Nevada (9/10) and Somerset Academy (8/10) lead the charter alternatives, while Henderson International School and Pinecrest Academy anchor the private tier. Vanderburg's 8/10 rating is a genuine elementary draw — verify exact zoning per address, since boundaries can split the community.
Is Valley Verde a good place for families?
Yes — it is a classic Henderson family community. Vanderburg Elementary rates 8/10, neighborhoods are established and safe with mature trees, and parks like 8-acre Valley Verde Park, 20-acre Pecos Legacy Park with its pool and community center, and Paseo Verde Park fill weekends. Henderson's municipal services regularly rank among Nevada's best, and FBI-based comparisons place the city among America's safest. At $400K–$700K, families get proven quality without premium-community pricing.
What is the rental market like in Valley Verde?
Steady and dependable. Single-family homes typically rent for about $2,000–$2,700 monthly per Las Vegas REALTORS rental tracking, with homes in the Vanderburg Elementary zone commanding premiums and minimal vacancy. Investors like the equation: moderate entry pricing from the $400Ks, light HOA dues, and a central location that keeps tenant demand deep. Short-term rentals are tightly regulated by the City of Henderson — verify the rules before underwriting any nightly income.
Is there new construction in Valley Verde?
Very little — Valley Verde is essentially built out, having developed in the mid-to-late 1990s, so expect resale inventory rather than active builder programs. That maturity is the appeal: proven construction, established landscaping, and settled values. Buyers wanting newer product nearby typically look at Cadence or Inspirada, both newer Henderson master plans with multiple national builders competing — then weigh new-build warranties against Valley Verde's mature trees and central location.
What amenities does Valley Verde offer?
Community parks plus an unusually convenient commercial core. Inside and beside the plan, Valley Verde Park, Pecos Legacy Park (pool, community center, sports fields), and Paseo Verde Park cover recreation. The Warm Springs and Eastern Avenue intersection delivers grocery, dining, medical, and retail; the Galleria at Sunset adds a full mall five minutes away; and Green Valley Ranch Resort's restaurants, spa, and theater sit about ten minutes northwest.
How is the commute from Valley Verde?
Central and quick. The I-215 beltway sits minutes from the plan via Warm Springs Road, putting Harry Reid International Airport and the Las Vegas Strip both about 20 minutes away. The Galleria at Sunset is five minutes via Stephanie Street, Green Valley Ranch Resort about ten via Eastern Avenue and Paseo Verde Parkway, and most daily errands stay within a ten-minute radius without touching a freeway.
Is Valley Verde safe?
Yes. Valley Verde 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 comparisons. Within the plan, established 1990s neighborhoods with engaged associations, 70% owner-occupancy, and interior residential streets keep typical incidents to suburban property matters — package theft and the occasional vehicle break-in — rather than violent crime.
What should I know before buying in Valley Verde?
Four things move real money here. First, age: the stock dates to the mid-1990s, so roofs, HVAC, and water heaters belong in your inspection budget. Second, school zoning: boundaries can split the community, and Vanderburg's 8/10 zone drives resale value. Third, HOA variance: dues run $50 to $150 depending on the sub-association. Fourth, tax resets: long-held homes re-set to current assessed value after sale. An agent who knows the blocks pays for itself.
What down payment do you need to buy in Valley Verde?
Most Valley Verde buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across the community's entire price spectrum, and VA loans allow 0% for eligible veterans. On the $464,900 ZIP-area median, plan roughly $23,245 (5%) to $92,980 (20%); entry homes near $400,000 need as little as $12,000 down at 3%. Jumbo financing rarely enters the picture in a plan that tops out near $700K.
What does an HOA cost in Valley Verde?
Valley Verde HOA dues are modest by Henderson standards — typically $50 to $150 a month, covering common-area maintenance, neighborhood parks, and community standards. Dues vary by sub-association across the plan's 4,000+ homes, so confirm the exact figure for the specific home. Always pull the resale package — dues, reserves, transfer fees, and any special-assessment history — during your 30–45 day Nevada escrow before you commit to the carrying cost.
How long does it take to close on a home in Valley Verde?
Most Valley Verde purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling, HOA neighborhoods add a few days for resale-package delivery, and homes from the mid-1990s warrant inspection-response time in your timeline for roof, HVAC, and plumbing review.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Valley Verde?
These are the eight queries Valley Verde buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Valley Verde part of Las Vegas or Henderson?
Henderson. Valley Verde is an established community inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — "Valley Verde" is the community's name, not a separate municipality.
What ZIP codes cover Valley Verde?
The community spans portions of 89014 and 89074 in central Henderson, around the Warm Springs Road and Eastern Avenue intersection. The specific ZIP depends on which section the property sits in — and ZIP-level statistics always blend in some neighboring territory.
How does Valley Verde compare to Green Valley?
They are close cousins — similar Henderson quality, central location, and pricing, with both delivering established neighborhoods and good schools. Valley Verde is smaller and more uniformly suburban; Green Valley spans a wider ladder up to $3M+ estates. The choice usually comes down to the specific home and school zone.
How old are homes in Valley Verde?
The stock dates primarily to 1996 through the early 2000s — solid block-and-stucco construction with tile roofing typical of late-1990s Henderson. Budget inspections accordingly: roofs, HVAC systems, and water heaters from that era are entering their replacement window.
Is Valley Verde near shopping?
Very — the Galleria at Sunset is five minutes away, Green Valley Ranch Resort about ten, and the Warm Springs and Eastern intersection is a full commercial node with grocery, dining, medical, and retail. The Stephanie Street shops add more options minutes away.
Is Valley Verde walkable?
By Las Vegas standards, moderately: park-linked sidewalks, the community's three parks, and nearby retail give real walking destinations, but the plan is fundamentally suburban — most households drive for daily errands beyond the immediate neighborhood.
How far is Valley Verde from the Strip?
About 10 miles — plan roughly 20 minutes via the I-215 beltway to I-15, depending on time of day. Harry Reid International Airport is the same 20 minutes up the I-215 from the Warm Springs interchange.
Is Valley Verde a good investment?
The fundamentals favor it: a built-out community with no new supply, the 8/10 Vanderburg Elementary zone anchoring tenant and resale demand, light HOA drag, and 235 ZIP-area closings in the past 100 days proving liquidity. Returns still depend on the block and the buy price.
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9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
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Want to Talk to a Valley Verde Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the NREG team have closed thousands of Henderson and Las Vegas transactions since 2009 — and in a 4,000-home community where school zones can split a street, knowing the blocks is the whole game. Call (702) 637-1759 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Valley Verde?
Compare Valley Verde with neighboring Henderson communities and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Valley Verde's value and central location for newer construction or gates actually buys you more home for the money.
A–Z INDEX
Which Valley Verde Neighborhoods Can You Explore A–Z?
Six sub-neighborhoods fill the ~900-acre community. 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.
E
- Eastern Corridor
G
- Green Valley Ranch (nearby)
I
- Interior Estates
P
- Park View
V
- Valley Verde North
- Valley Verde South
W
- Warm Springs Area
KEEP LEARNING
What Else Should You Read About Valley Verde?
These guides extend the research most Valley Verde 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 Valley Verde'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 Valley Verde 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 89014/89074 are broader than the Valley Verde community — 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 Valley Verde ZIP area (89014/89074). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Valley Verde 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. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026