Madeira Canyon Homes For Sale

KEY TAKEAWAYS

What Should You Know About Madeira Canyon at a Glance?

Madeira Canyon is Henderson's guard-gated mountain master plan — 800 acres and 1,200-plus homes built from 2004 by Toll Brothers and Focus Property Group against the McCullough Range foothills, served by City of Henderson — and the ZIP area (89052/89044) carries a $698,950 median list and 24-day pace per Las Vegas REALTORS. Takeaways below unpack the details.

• Mountain setting: set against the McCullough Range foothills with dramatic desert views and an internal trail system that connects directly to thousands of hiking acres — rare in Henderson.
• The price ladder: $400K entry-level guard-gated family homes through $500K–$700K mid-range residences to $800K–$1.5M-plus Toll Brothers Collection and ridgeline custom estates.
• Security: 24-hour staffed guard gate and perimeter walls cover all 1,200-plus homes — every price tier inside the same gate, which is uncommon in multi-tier Henderson master plans.
• Club M: a dedicated 55-plus neighborhood inside the broader plan with its own clubhouse and pool — active-adult living within a family master-planned community.
• Market pace: a 24-day median days on market on the ZIP area's sold inventory — brisk for a community with a $699K median list price and guard-gated access requirements.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson

PRICE DISTRIBUTION

How Many Madeira Canyon Area Homes Sell in Each Price Range?

Median list price across the Madeira Canyon ZIP area (89052/89044) sits at $698,950 per Las Vegas REALTORS June 2026 MLS data, but the plan spans every rung: guard-gated family homes from $400K to $1.5M-plus ridgeline estate residences. The bands below show our modeled split of the area's 342 active listings.

Counts are Nevada Real Estate Group-modeled allocations of the 342 active ZIP-area listings (89052/89044), consistent with the $698,950 median · June 2026 · Links open the Henderson MLS search pre-filtered by price.

SAFETY & CRIME

Is Madeira Canyon Safe?

• Top 10Safest large U.S. cities, Henderson rankingFBI UCR-based national comparisons
• 24-hrStaffed guard gate — all price tiersCommunity security program
• Own PDHenderson Police Department coverageCity of Henderson — not LVMPD
• BelowViolent crime vs national average, citywideFBI Uniform Crime Reporting

Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Madeira Canyon Score?

Madeira Canyon earns top marks for security, outdoor access, and mountain setting, with honest trade-offs on commute distance and 2004-era housing stock. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering Henderson's premier guard-gated mountain community.

• A+

  Grade A+: Safety

  Henderson Police Department city coverage plus 24-hour staffed guard gate and perimeter walls. Henderson ranks among the safest large U.S. cities per FBI UCR comparisons; Madeira Canyon adds a community-level security layer above that.

• B+

  Grade B+: Schools

  John C. Vanderburg Elementary rates 8/10 on GreatSchools; Doral Academy charter rates 9/10; Bishop Gorman private high school is Nevada's most academically regarded. Zone boundaries shift — verify before offering.

• B

  Grade B: Cost of Living

  The $698,950 ZIP-area median is above Henderson's $548K citywide figure, reflecting the guard-gated premium. HOA dues of $150–$400 are fair for the amenity stack but require budgeting. Nevada's zero income tax offsets the premium meaningfully.

• A

  Grade A: Amenities

  Resort pool and spa, fitness center, tennis courts, basketball courts, community event space, dedicated Club M 55-plus facilities, and direct trail access to the McCullough Range foothills.

• A+

  Grade A+: Outdoor Access

  Madeira Canyon's internal trail system plus direct connection to the McCullough Hills multi-use trail system provides thousands of acres of desert hiking, mountain biking, and wildlife viewing immediately outside residents' doors.

• B

  Grade B: Commute

  The trade-off for the mountain setting: 25 minutes to the Strip and Harry Reid Airport via I-215 and I-15. Henderson Executive Airport is 15 minutes. Fully workable for most buyers, but longer than more centrally located Henderson communities.

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.

POPULATION & GROWTH

How Fast Is the Madeira Canyon Area Growing?

Madeira Canyon itself is substantially built out — the plan's approximately 1,200 homes across 800 acres are largely established — while its parent city continues to grow steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Madeira Canyon's guard-gated mountain setting, which cannot be replicated or expanded.

Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Madeira Canyon separately; projection reflects recent Henderson growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Madeira Canyon Score for Livability?

Madeira Canyon pairs an A-plus safety profile — guard-gated plus Henderson PD coverage — with exceptional outdoor access and resort amenities, balanced against a commute distance to the Strip that is longer than central Henderson communities. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 87A-

  Overall Livability

• 80B+

  Schools (zoned)

• 95A+

  Safety

• 72B

  Cost of Living

• 88A-

  Amenities

• 94A+

  Outdoor / Recreation

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Madeira Canyon Real Estate Market Trending?

Median sold price, days on market, and monthly closings for the Madeira Canyon ZIP area (89052/89044) 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.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is Madeira Canyon right now?

Madeira Canyon moves at a 24-day median days on market per Las Vegas REALTORS. Guard-gated mountain inventory at a $699K ZIP-area median commands a premium over Henderson's citywide figure, and well-priced homes in the Toll Brothers Collection and ridgeline tier attract motivated buyers willing to pay for an irreplaceable setting.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP-area scope (89052/89044) — broader than the Madeira Canyon plan itself; treat figures as area-level orientation.

Neighborhood Comparison

How Do Madeira Canyon's Top 6 Neighborhoods Compare?

A like-for-like comparison of Madeira Canyon's six neighborhood tiers — indicative price, dollars per square foot, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89052/89044) — per-neighborhood medians are our modeled estimates. Listing counts updated daily via Repliers IDX.

Neighborhood Deep Dive

What's Inside Madeira Canyon's Top Neighborhoods?

BY ZIP CODE

What Does the Madeira Canyon Market Look Like Across ZIPs 89052 & 89044?

Madeira Canyon spans ZIPs 89052 and 89044 in southeast Henderson, and the MLS reports at ZIP level — so the table presents both core ZIPs as area corridors, each broader than the plan itself. Both ZIPs share community characteristics of the south Henderson foothills corridor, with the 89052 ZIP also covering Seven Hills and portions of Anthem.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Both ZIPs include communities beyond the Madeira Canyon plan boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY MADEIRA CANYON

Why Does Madeira Canyon Stand Apart From Its Henderson Peers?

Guard-gated entry from $400K, direct McCullough Range trail access, and Club M 55-plus living inside one master plan — no other Henderson guard-gated address simultaneously offers all three. Every claim cites Nevada Revised Statutes, FBI crime data, U.S. Census, or City of Henderson records so you can verify independently.

1. 1

   Guard-gated at every price tier

   Madeira Canyon's 24-hour staffed gate covers the full $400K–$1.5M-plus spectrum — rare in Henderson, where gates typically protect only the luxury tier.

   Community records
2. 2

   Direct mountain trail access

   The internal trail system and direct connection to McCullough Hills multi-use trails give residents high-desert hiking and biking from their neighborhood — no driving required.

   Community records / City of Henderson
3. 3

   Club M 55-plus living in a full master plan

   Active-adult buyers get age-restricted covenants and dedicated amenities while staying inside a multi-generational guard-gated community where family can also buy nearby.

   Community records
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make the carrying cost math predictable against the guard-gated HOA premium.

   Nevada Revised Statutes 361.471
5. 5

   Henderson safety with a community-level layer

   Henderson Police Department coverage backed by FBI UCR comparisons ranking the city among the nation's safest, plus gate security that reduces non-resident access.

   FBI Uniform Crime Reporting / City of Henderson

WHY BUY IN MADEIRA CANYON

What Are the Top 10 Reasons to Buy a Home in Madeira Canyon?

Madeira Canyon offers guard-gated security from $400K to $1.5M-plus, a 3% property-tax cap under Nevada Revised Statutes 361.471, zero Nevada state income tax, Club M 55-plus living, a resort recreation center, and direct McCullough Range trail access — all inside one gate. Ten sourced reasons follow.

1. 1

   Guard-gated at every price point

   24-hour staffed entry covers all 1,200-plus homes from $400K entry level to $1.5M-plus estates.

   Community records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by Nevada statute.

   NRS 361.471

4. 4

   Mountain setting and views

   Set against the McCullough Range with mountain views and desert terrain unavailable on Henderson's valley floor.

   Community records

5. 5

   Direct high-desert trail access

   Internal trails plus McCullough Hills connection — hiking, biking, and wildlife viewing without driving.

   Community records / City of Henderson

6. 6

   Resort-quality amenities

   Private pool and spa, fitness center, tennis courts, basketball courts, and community event room inside the gate.

   Community records

7. 7

   Club M 55-plus community

   A dedicated age-restricted neighborhood with its own clubhouse and pool inside the broader master plan.

   Community records

8. 8

   Henderson safety record

   Henderson PD coverage — a city that regularly ranks among the safest large U.S. cities per FBI UCR comparisons.

   FBI Uniform Crime Reporting

9. 9

   Wide price spectrum inside one gate

   $400K entry-level through $1.5M-plus ridgeline estates — households can trade up without leaving the community.

   Las Vegas REALTORS / GLVAR

10. 10

    Built-out scarcity

    The mountain setting cannot be replicated — every new Henderson resident adds demand to a finite, gated asset.

    U.S. Census / City of Henderson

THIS WEEKEND'S OPEN HOUSES

Can You Tour Madeira Canyon Homes This Weekend?

Guard-gated tours require advance coordination — drive-through viewings are not possible in Madeira Canyon. Our team arranges gate access across every tier, from Club M 55-plus to ridgeline estates. The 24-day ZIP-area median means well-priced homes move fast. Call (702) 637-1759 to book a coordinated showing or set up listing alerts below.

RELOCATION TIMELINE

How to relocate to Madeira Canyon in 8 steps

From first research to keys-in-hand, here is the 8-12 week timeline most Madeira Canyon buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Pick your neighborhood tier and set a budget

   Decide which Madeira Canyon fits: $400K–$500K entry level and Club M, $500K–$700K family neighborhoods, $700K–$900K Toll Brothers Collection, or $800K–$1.5M-plus ridgeline and custom estates. Each tier carries different dues, build year, and HOA sub-association.

2. 02

   Get pre-approved — guard-gated aware

   Conventional, FHA, and VA all work across most of the plan. Above $1.15M, jumbo financing applies. Get fully underwritten before scheduling gate-coordinated tours — guard-gated showings move faster when you arrive with a commitment letter in hand.

3. 03

   Hire a Madeira Canyon specialist

   Gate coordination, 2004-era inspection knowledge, and tier-specific comp analysis are prerequisites for buying here. Work with an agent who knows which sections carry which sub-associations, pool-equipment vintages, and roof-replacement cycles.

4. 04

   Schedule gate-coordinated tours

   There are no spontaneous drive-throughs in Madeira Canyon. Our team arranges all showings in advance with the gatehouse — plan tours in batches across tiers to compare entry-level, family, and estate sections in a single visit.

5. 05

   Write and negotiate the offer

   Family neighborhoods and entry-level sections move at 22-23 median days — write clean and fast. Ridgeline and custom estates sit longer and reward patient negotiation. Your agent's read on the specific tier drives the strategy.

6. 06

   Inspection, HOA docs & appraisal

   Inspection essentials for 2004-era homes: roof, HVAC, pool equipment, perimeter wall condition, and caulking/sealing. Pull the full resale package — HOA dues, reserve study, CC&Rs, pending assessments, and Club M rules if applicable.

7. 07

   Clear conditions & fund

   Nevada closes through licensed escrow companies; expect 30-45 days from acceptance. HOA resale-package delivery adds 3-5 business days. Jumbo appraisals for ridgeline estates may take longer due to limited comp pools.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), register your gate transponder with the HOA management company, then handle the Nevada DMV — license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Madeira Canyon Economy?

Madeira Canyon residents tap Henderson's diverse economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market stays historically strong. Henderson's median household income of $88,654 exceeds the county median, and Madeira Canyon's $130,000-plus community average reflects its guard-gated buyer profile. Major anchors include St. Rose Pkwy healthcare and Henderson Executive Airport.

Top Madeira Canyon-Area Employers

• St. Rose Dominican Hospital (Rose de Lima)Healthcare anchor approximately 20 minutes north — the region's largest medical employment corridor
• Henderson Executive AirportGeneral aviation, corporate, and charter operations approximately 15 minutes away
• Clark County School DistrictVanderburg Elementary and Del E. Webb Middle School serve the community and employ area educators
• Las Vegas Strip corridorHotel, gaming, entertainment, and convention center employment approximately 25 minutes via I-215 and I-15
• City of Henderson municipal campusCity services, police, fire, and administrative employment approximately 20 minutes north
• South Henderson retail and commercial corridorsEmployer concentration along Stephanie Street, Warm Springs Road, and Eastern Avenue corridors

Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.

COMMUNITY COMPARISON

How Does Madeira Canyon Compare to Anthem, MacDonald Highlands & Seven Hills?

If you're weighing Madeira Canyon against Henderson's other guard-gated and luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Madeira Canyon wins on price breadth and trail access, MacDonald Highlands on ultra-luxury and golf, Anthem on community scale and park depth — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Madeira Canyon income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Madeira Canyon?

The mountain setting comes with a commute: Madeira Canyon sits in far southeast Henderson, putting most employment centers 20-25 minutes away. The I-215 beltway is the key artery — reach it and times normalize. Henderson's mean commute runs near 25 minutes per U.S. Census ACS data; Madeira Canyon sits at that range's longer end.

Drive Times from Madeira Canyon

• 15 minHenderson Executive AirportBicentennial Pkwy
• 15 minThe District at Green Valley RanchSt. Rose Pkwy
• 20 minSt. Rose Dominican (Rose de Lima)Stephanie St north
• 20 minDowntown Henderson (Water Street)I-515 north
• 25 minHarry Reid Intl AirportI-215 → I-15
• 25 minLas Vegas StripI-215 → I-15 north
• 30 minDowntown Las VegasI-215 → I-15 → US-95
• 25 minLake Las VegasI-515 → NV-146

Transportation Options

• Driving

  The realistic default: Madeira Canyon's seclusion is served by a car-centric road network. The community's primary arteries connect to the I-215 beltway, which normalizes most commute times once you exit the neighborhood's approach roads.

• RTC Transit

  Limited service in far southeast Henderson — not a practical primary commute option from Madeira Canyon. Plan a car-first lifestyle with rideshare as a supplement for specific trips.

• Cycling & Trails

  Within the community, the internal trail system is excellent for fitness cycling and hiking. Cycling to external destinations is not typical given the distance to retail and employment centers — the trail system is recreational, not commuter.

• Rideshare

  Available and responsive in Henderson, but gate coordination adds a step: drivers must be pre-registered or call-in confirmed at the gatehouse. Budget an extra 5-10 minutes for pick-up at the main gate versus a pick-up from your driveway in an open community.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Madeira Canyon?

Most Madeira Canyon buyers put down 10% to 20%, though conventional loans start at 3% down for qualified buyers and FHA applies at 3.5% for properties under conforming loan limits. On the $698,950 ZIP-area median, plan roughly $69,895 (10%) to $139,790 (20%). Ridgeline estates and Toll Brothers Collection homes above $1.15M require jumbo financing; VA loans cover eligible veterans at 0% down on conforming balances. Get fully underwritten before touring — gate-coordinated showings are most productive when your financing is locked.

PEOPLE ALSO ASK

What Else Do People Ask About Madeira Canyon?

These eight questions are what Madeira Canyon buyers actually search on Google and ask AI assistants — each answered with specifics sourced directly from the City of Henderson, Las Vegas REALTORS MLS pricing, GreatSchools school ratings, and Clark County Assessor records. Every figure below is independently verifiable.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

6,225+ closed transactions and $4.1B+ in total volume since 2009, including every Madeira Canyon neighborhood tier. Gate coordination, HOA due diligence, and 2004-era inspection planning are standard. The Valley's largest agent team plus 9,061+ verified five-star reviews backs every transaction — that depth is why Nevada Real Estate Group ranks #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Madeira Canyon?

Compare Madeira Canyon with neighboring Henderson master plans and guard-gated communities. Each card pairs the commute time with price positioning so you can judge whether the mountain setting and full-community gating of Madeira Canyon is worth the premium over nearby alternatives.

A–Z INDEX

Which Madeira Canyon Neighborhoods Can You Explore A–Z?

Madeira Canyon's six neighborhood tiers cover the full price range within the gate. Dedicated tier pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.

Sources & Methodology

Where Does This Madeira Canyon 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 89052/89044 are broader than the Madeira Canyon plan — so area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, price per square foot, and closing counts for the Madeira Canyon ZIP area (89052/89044). lasvegasrealtors.com
2. U.S. Census Bureau — Henderson city population, income, age, and housing data (Madeira Canyon is not separately tabulated by the Census). census.gov/quickfacts
3. City of Henderson — Parks, city services, police and fire coverage, Henderson trail network, and short-term rental regulations. cityofhenderson.com
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Madeira Canyon addresses. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences referenced throughout this guide. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates and national safety comparisons cited in the safety section. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data underlying the economy section. bls.gov
8. GreatSchools.org — K-12 school ratings for Vanderburg Elementary, Del E. Webb Middle, Doral Academy, and other options serving Madeira Canyon. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for CCSD campuses. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator and buy-vs-rent analysis. 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