Henderson Nevada Neighborhoods: 25 Areas Compared

• Green Valley Ranch ($400K–$900K, HOA $60–$180) is the all-round pick; Whitney Ranch ($350K–$600K) and Old Town ($300K–$600K, HOA none to $50) are the entry points.
• Anthem holds the full ladder in one plan: Anthem Village from $400K, Sun City Anthem (7,219 homes, 55+), Solera (gated 55+) and Anthem Country Club ($1.2M–$8M+).
• The 89012 foothills (MacDonald Highlands, Ascaya, Sun City MacDonald Ranch) pair the city's highest prices with Foothill HS (8/10) and Bob Miller MS (8/10).
• Inspirada (2007) and Cadence (2014) are the two active new-construction master plans; both add special-district assessments on top of $100–$250 HOA dues.
• Lake Las Vegas is the only waterfront: gated villages around a 320-acre lake in 89011, from $400K condos to $5M+ estates, with Basic HS as the feeder.

How is Henderson laid out?

Henderson is Nevada's second-largest city, and its neighborhoods sort into five areas. Northwest of the 215 is the Green Valley side, the oldest and largest, which American Nevada Company started in 1978 and which now holds Green Valley, Green Valley Ranch, Whitney Ranch and The District. South of the Beltway and up the McCullough foothills is the Anthem side: Anthem, Seven Hills, Madeira Canyon and, across the Las Vegas line, Silverado Ranch. Further south along the 89044 corridor is Inspirada. East of Green Valley the 89012 foothills climb Black Mountain through MacDonald Ranch to MacDonald Highlands and Ascaya. And on the east side toward Lake Mead sit Cadence, Tuscany, Old Town Henderson and Lake Las Vegas. Each area has its own price logic, and the comparison table below puts all 25 side by side before the area-by-area detail.

How do Henderson's neighborhoods compare on price, HOA, ZIP and schools?

Which Henderson neighborhood fits which buyer?

What do HOA dues and tax districts add in Henderson?

The HOA column above is the monthly range in our community records, and it tracks amenities more than prestige: Old Town and the older 89015 tracts have little or no HOA, the entry master plans run about $50 to $120, the family master plans with pools and park systems $100 to $250, the 55+ communities $150 to $350 because dues fund clubhouses and golf, and the guard-gated golf communities $350 to $900 before club membership. The custom-lot enclaves, Ascaya and the Four Seasons Private Residences inside MacDonald Highlands, go higher. Two costs sit outside the HOA line. Newer master plans, Inspirada and Cadence in particular, carry special improvement district assessments on the tax bill. And property tax itself is set by the tax district, not the neighborhood: Henderson parcels pay the Clark County consolidated rate of roughly $3.27 to $3.30 per $100 of assessed value on Nevada's 35 percent assessment ratio, with NRS 361.4722 capping owner-occupied increases at 3 percent a year. Ask for the current SID balance on any Inspirada or Cadence resale before you compare it with a Green Valley home at the same price.

Which Henderson neighborhoods feed which schools?

Ranked by the primary high-school feeder in our ZIP data: 89012 Foothill HS (8/10); 89052 Coronado HS (8/10); 89014 Green Valley HS (7/10); 89044 Liberty HS (7/10); 89074 Green Valley HS (7/10); 89002 Basic HS (5/10); 89011 Basic HS (5/10); 89015 Basic HS (5/10). Bob Miller MS (8/10) serves 89012, 89014 and 89052, which is a large part of why the Green Valley Ranch, MacDonald Ranch and Anthem streets inside those ZIPs hold their premiums. Attendance zones follow street boundaries rather than neighborhood names, so a Green Valley Ranch address can fall in either the Coronado or the Foothill zone; confirm the parcel at ccsd.net, and see the Henderson ZIP code guide for the full school and price picture by ZIP.

How do Henderson's neighborhoods compare with Summerlin?

Buyers cross-shopping the two master-planned sides of the valley usually settle it on geography and feel rather than price. When we pulled active listings in July 2026, Henderson's citywide median list price sat near $481,000 against Summerlin's roughly $525,000, a gap of about $44,000 rather than the six-figure spread people assume. Henderson's advantages are its own police department, waterfront living at Lake Las Vegas, foothill trailheads into the Sloan Canyon National Conservation Area, the Cornerstone Park lake and generally more house per dollar. Summerlin's are a single connected trail network of more than 200 miles, Downtown Summerlin and direct Red Rock Canyon access. Our ranked guide to the best Henderson neighborhoods makes the case neighborhood by neighborhood, and the Summerlin hub is the fair comparison.

Which Henderson page should you open next?

Live inventory: Henderson homes for sale, new construction, 55+ communities, just listed and ZIP codes. Parks by neighborhood: our best parks in Henderson guide. Every neighborhood name in the tables above links to its own page with the map, schools, HOA detail and live GLVAR listings.

Frequently asked questions about Henderson neighborhoods

Which sources inform this Henderson neighborhoods guide?

Price bands, HOA ranges, ZIPs, founding years, home counts and developers: NREG's community records for Henderson, the same data that renders each linked neighborhood page, as of September 5, 2026. School feeders and ratings: NREG's ZIP data for Henderson's eight residential ZIPs (GreatSchools ratings as held there; verify at ccsd.net). Citywide and Summerlin medians: NREG's July 2026 pull of GLVAR data through Repliers. Property-tax rate and cap: Clark County Treasurer and NRS 361.4722. Buyer-fit observations are NREG field experience across the Henderson closings we have represented.