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
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)
$439K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE COMMUNITY
4,000+
Community records
ESTABLISHED
1996
Community records
DAYS ON MARKET
46
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 12, 2026
Individual data periods may differ from the page update date.
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 $439,000 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 September 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 September 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.
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 $439,000 per Las Vegas REALTORS September 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 · 171 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
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
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$439,000
Median List Price (ZIP area)
$428,000
Median Sold (past 100 days)
171
Active Listings (ZIP area)
46
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
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.
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 September 2025
Source: Las Vegas REALTORS
Days on Market
24–32 day monthly range; 26 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~70/mo recent pace — 235 ZIP-area closings in the past 100 days
vs September 2025
Source: Las Vegas REALTORS
The long view: Henderson's median sold price rose 114% between 2014 ($230,000) and 2026 ($492,709), across 49,400 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
46
MEDIAN DAYS ON MARKET
$465K
ZIP-AREA MEDIAN LIST
171
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?
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
9,600+
HOMES SOLD SINCE 2011
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.
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.
Planning a move
What Should I Verify Before Moving to Valley Verde?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Valley Verde in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
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 |
| 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?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Valley Verde Payment
$3,608
Illustrative Monthly Payment
- Principal & Interest$2,784
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$174
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From 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 $439,000 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 46 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 $439,000 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 $439,000 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 $439,000 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 September 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.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's communities — Valley Verde's value streets, Vanderburg-zone family homes, quiet interior cul-de-sacs, and premium-lot residences. That depth ranks the team #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of 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.
More Henderson communities
- Watermark
- Heritage at Cadence
- Highland Hills Henderson
- Highland Hills Ranch Henderson
- Highland Ranch at Seven Hills
- Inspirada
- Mesa del Sol
- Nevada Trails at Inspirada
- Jasper Point
- Kalos at Cadence
- Kingston
- Lago Vista
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
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 →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
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).
Updated: September 2026 · Next update: September 15