NEW
$273,000
CondoEst. $1,541/mo
2 Beds
2 Baths
1,127 Sq. Ft.
Built in 2006
8805 Jeffreys Street, Unit 1038
Henderson, NV, 89123
Pebble Creek Village
Silverado Ranch, Henderson
Silverado Ranch Homes For Sale
Nevada's #1 team for Silverado Ranch real estate. Search Henderson's affordable master plan — 1990s-era family homes, townhomes, and condos from the $350Ks — with live MLS data and local expertise.
MEDIAN LIST PRICE (ZIP AREA 89123/89183)
$450K
LVR / GLVAR, June 2026
HOMES IN THE MASTER PLAN
8,000+
Community records
ESTABLISHED
1996
Various builders
DAYS ON MARKET
25
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Silverado Ranch at a Glance?
Silverado Ranch is Henderson's most affordable established master plan — 8,000+ homes begun in 1996, with full City of Henderson services on every street. The ZIP area (89123/89183) shows a $450,000 median list price and a 25-day pace per Las Vegas REALTORS.
- Value position: the $450,000 ZIP-area median sits roughly $98,000 below Henderson's $548K citywide median — the largest affordability gap of any established Henderson master plan.
- Price ladder: $350K townhomes and condos through $400K–$500K family single-family homes to $600K on premium lots — three buyer tiers in one plan.
- Speed: 246 ZIP-area closings in the past 100 days at a 25-day median — the fastest pace in this batch, driven by relative affordability and move-in-ready stock.
- Schools: zoned CCSD campuses including top-rated Elise L. Wolff Elementary for portions of the plan — verify the exact zoning for any address before offering.
- City backbone: Henderson police, fire, and services, I-215 beltway access, and St. Rose Dominican twenty minutes north.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Silverado Ranch Homes for Sale?
The Silverado Ranch ZIP area (89123/89183) carried 472 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning $350K condos to $600K single-family homes. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Silverado Ranch Homes Sell in Each Price Range?
Median list price across the Silverado Ranch ZIP area (89123/89183) sits at $450,000 per Las Vegas REALTORS June 2026 MLS data, but the plan spans multiple tiers: townhomes and condos from $350K to single-family homes near $600K. The bands below show our modeled split of the area's 472 active listings.
Browse Silverado Ranch Listings
How Can You Find a Silverado Ranch Home by Type, Lifestyle & Price?
The Silverado Ranch area's 472 active listings break down into multiple property types and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89123 and 89183.
Which Silverado Ranch Neighborhoods Should You Explore?
Silverado Ranch is a single master-planned community rather than a collection of distinct named sub-neighborhoods. The cards below orient buyers by price tier, property type, and lifestyle fit across the plan's 8,000+ homes — each links to the most relevant hub or live search.
Master Plan · 8,000+ homes
Silverado Ranch (all homes)
First-Time · Condos & TownhomesSouth Henderson entry tier
Family · 3-4 bed · EstablishedSilverado Ranch family homes
Larger homes · Premium lotsMove-up single-family
New Construction · Master-PlannedNearby Cadence
Master-Planned · FamilyNearby Inspirada
City hub · All communitiesHenderson (citywide)
New builds near south HendersonNew Construction
By Property Type
By Price Range
Updated daily · 472 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Silverado Ranch Listings First?
Custom alerts by price, bedrooms, and property type — no spam, unsubscribe anytime. At a 25-day median pace, entry-level homes under $450,000 in Silverado Ranch move fast; alert subscribers see new listings within hours of hitting the MLS, not after the weekend 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
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EDUCATION
7/10
7/10
9/10
8/10
8/10
How Are the Schools in Silverado Ranch?
Silverado Ranch feeds CCSD campuses above the Nevada state average. Zoned schools include Elise L. Wolff Elementary (9/10 on GreatSchools), Elton M. Garrett Middle School, and Silverado High School. Charter options add flexibility. School-zone boundaries shift block by block across two ZIP codes — verify the exact zone for any address before offering.
Top Rated
9/10
9/10Elise L. Wolff ES
Zoned · portions of Silverado Ranch plan
K-5750 Students18:1
7/10John C. Vanderburg ES
Zoned · south Silverado Ranch
K-5680 Students17:1
7/10Charles & Phyllis Frias ES
Zoned · east Silverado Ranch
K-5700 Students17:1
9/10Doral Academy of Nevada
Charter · Henderson area (15 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (15 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · north Henderson (20 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 Silverado Ranch Families?
According to GreatSchools.org, Silverado Ranch zones into Elise L. Wolff Elementary (9/10) for portions of the plan. Elton M. Garrett Middle School serves most of the community, and Silverado High anchors the east side. Ratings are cross-checked against the Nevada Report Card; ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Elise L. Wolff ES | Public (zoned) | K-5 | 9/10 | Portions of Silverado Ranch | $350,000+ |
| 2 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 15 min | $350,000+ |
| 3 | Liberty HS | Public (zone varies) | 9-12 | 7/10 | Henderson · 12 min | $350,000+ |
| 4 | Elton M. Garrett MS | Public (zoned) | 6-8 | 7/10 | Silverado Ranch area | $350,000+ |
| 5 | Silverado HS | Public (zoned) | 9-12 | 6/10 | East Silverado Ranch | $350,000+ |
SAFETY & CRIME
Is Silverado Ranch Safe?
Direct Answer
Yes. Silverado Ranch 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, the 1996-and-later construction, owner-heavy residential streets, and low-density layout keep typical incidents to suburban property matters.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Nearly three decades of settled residential streetsCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Silverado Ranch's street geometry helps: the plan was designed with cul-de-sacs and residential loops rather than arterial cut-throughs, limiting transient traffic through residential blocks. The Henderson Police Department's south substation serves this corridor, and neighborhood association presence keeps community standards high.
The Silverado Ranch Boulevard commercial corridor sees the property incidents typical of any busy retail strip — vehicle break-ins and minor theft concentrated in parking areas — at rates consistent with Henderson's broader commercial figures. Residential streets a block or two removed run considerably quieter.
For buyers who want additional insight: pull the specific block-level crime data from the Henderson Police Department's public reporting dashboard during your search. The plan has no guard gate, but its low-density layout and owner-dominated streets provide effective passive security.
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 Silverado Ranch, NV?
The Answer
Silverado Ranch delivers south Henderson's most attainable master-planned living: 8,000+ homes begun in 1996, CCSD school zones, established parks, and the I-215 beltway minutes from the front door. City of Henderson services cover every street, and Nevada's zero state income tax stretches every relocation budget further than coastal alternatives.
What is Silverado Ranch known for?
Silverado Ranch is known as Henderson's best-value master plan — a 1996 community of 8,000+ homes priced well below the Henderson citywide median, with CCSD school zones, established parks, and direct I-215 access.
Who should live in Silverado Ranch?
It fits first-time buyers entering from the $350Ks, value-seeking families who want a master plan without the Anthem premium, investors attracted by entry pricing and solid rental demand, and California relocators who want maximum house for their dollar in Henderson.
What is daily life like?
Mornings start at Silverado Ranch Community Park, errands run along the Silverado Ranch Boulevard corridor, and the I-215 puts the airport twenty minutes away and the Strip about twenty-five.
Location
Where Is Silverado Ranch
Silverado Ranch occupies south Henderson between Warm Springs Road and the southern plan boundary, roughly two miles south of the I-215 beltway and about twelve miles from the Las Vegas Strip. The plan spans 89123 and 89183 ZIP codes across its 8,000+ homes.
Silverado Ranch Blvd corridor
3
Min
St. Rose Dominican (Siena)
12
Min
Galleria at Sunset
18
Min
Airport
20
Min
Strip
25
Min
Silverado Ranch
At a Glance$450,000
Median List Price (ZIP area)
$412,500
Median Sold (past 100 days)
472
Active Listings (ZIP area)
25
Days on Market
- Setting
- South Henderson master plan
- Homes
- 8,000+
- Established
- 1996
- Developer
- Various builders
- Property Types
- Single-family · Townhome · Condo
- HOA Dues
- $40–$120/mo by neighborhood
- Guard-Gated
- No (open residential plan)
- Retail
- Silverado Ranch Blvd corridor
- Sunshine
- 300 days/year
- Schools
- CCSD-zoned · Silverado High
- Distance to Strip
- ~25 min
- Distance to Airport
- ~20 min
LIVABILITY REPORT CARD
How Does Silverado Ranch Score?
Silverado Ranch earns strong marks for affordability, safety, and commute convenience, with honest trade-offs on housing-stock age and the absence of a marquee amenity like a championship golf course. Below is a category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour of south Henderson's most accessible master plan.
Grade A: Safety
Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. Silverado Ranch's residential street grid limits cut-through traffic incidents.
Grade B+: Schools
Zoned CCSD campuses with top-rated elementary options for portions of the plan; Silverado High on the eastern edge; charter alternatives within reasonable commute.
Grade A: Affordability
$450,000 ZIP-area median — roughly $98,000 below Henderson's citywide figure — with HOA dues of $40–$120 monthly, one of the valley's lightest structures per price tier.
Grade B+: Amenities
Silverado Ranch Community Park, a full retail and dining corridor along Silverado Ranch Boulevard, and St. Rose Dominican Hospital about twelve minutes north.
Grade B: Outdoor Access
Silverado Ranch Community Park and neighborhood greenbelts in-plan; Whitney Mesa trails about fifteen minutes north; Lake Mead about twenty-five minutes east.
Grade A-: Commute
The I-215 beltway is minutes north: airport about twenty minutes, Strip about twenty-five, downtown Henderson about fifteen.
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 Silverado Ranch a good place to live?
Yes — by the metrics most value-seeking families and first-time buyers care about, Silverado Ranch is one of Henderson's benchmarks for accessible master-plan living. The community pairs CCSD school zones, a fast market (25-day median DOM), and attainable pricing near $450,000 with Henderson's safety record and city services. The honest trade-offs: homes built 1996–2005 are approaching peak HVAC and roof replacement cycles, and there is no marquee luxury anchor like a championship golf course or guard gate. Nevada's zero state income tax makes every price point stretch further than California alternatives.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Silverado Ranch?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Silverado Ranch — the parent city holds 331,857 residents with a median household income of $88,654. The Silverado Ranch plan accounts for approximately 8,000+ of Henderson's households, concentrated in the 89123 and 89183 ZIP codes.
The Census does not break Silverado Ranch 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 first-time buyers entering below the Henderson median, families drawn by the CCSD school zones and park proximity, downsizers seeking single-story homes, and California and Pacific Northwest relocators who found the valley's value case compelling.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Silverado Ranch is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Silverado Ranch Area Growing?
Silverado Ranch itself is largely built out — the plan's 8,000+ homes have been essentially complete since the mid-2000s. Its parent city continues to compound: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth sustains demand pressure on Silverado Ranch's affordable, finished resale stock.
331,857Henderson residents (Census)
8,000+Homes in Silverado Ranch
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means resale turnover, not new supply: 246 ZIP-area closings in the past 100 days at a 25-day median confirm a liquid, active market. That is the investment logic of a built-out master plan at an entry price — every new Henderson resident searching under $500,000 adds demand to a fixed and finite stock.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Silverado Ranch separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Silverado Ranch Score for Livability?
Silverado Ranch earns high marks for affordability, safety, and commute access — and honest mid-grades on school ratings and amenity depth relative to premium Henderson master plans. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 82B+
Overall Livability
- 76B+
Schools (zoned)
- 90A
Safety
- 88A
Affordability
- 78B+
Amenities
- 72B
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Silverado Ranch Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Silverado Ranch ZIP area (89123/89183) 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
$390K–$418K monthly band; $412,500 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
23–31 day monthly range; 25-day median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~74/mo recent pace — 246 ZIP-area closings in the past 100 days
vs May 2025
Source: Las Vegas REALTORS
The long view: Silverado Ranch's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
25
MEDIAN DAYS ON MARKET
$450K
ZIP-AREA MEDIAN LIST
472
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
FAST-MOVING MARKET
Get matched with a
Silverado Ranch specialist.
Market Competitiveness
How Competitive Is Silverado Ranch Right Now?
Silverado Ranch is a brisk market — sold homes across the ZIP area averaged 25 median days over the past hundred days per Las Vegas REALTORS data, on 246 closings. The plan's relative affordability means entry-level inventory under $450,000 moves fastest, often drawing multiple offers; larger homes near $550K–$600K give buyers more negotiating room.
68Competitive
- 25 daysMedian days on market (sold, 100d)
- 246ZIP-area closings, past 100 days
- 472Active listings (June 2026)
- ~74/moTypical closings per month
Is Silverado Ranch Right for You?
Who Should Buy a Home in Silverado Ranch?
Silverado Ranch suits first-timers entering from the $350Ks, value-seeking families after a CCSD school zone, long-term investors drawn by $1,900–$2,500 monthly rents, and California relocators who want 3-bed, 2-car-garage homes under $500K. Six profiles below match each lifestyle to the plan's specific offerings.
Which Buyer Types Fit Silverado Ranch Best?
First-Time Buyers
- Condos and townhomes from the $350Ks
- FHA 3.5% and conventional 3% down both work here
- Light HOA dues protect the monthly budget
- Inspect HVAC and roofs — 1996–2005 systems approaching replacement age
Value-Seeking Families
- $98K below Henderson citywide median
- CCSD school zones including top-rated Elise L. Wolff ES
- Silverado Ranch Community Park for weekend life
- Verify school-zone assignment for every address
California Relocators
- Maximum square footage for coastal-equivalent budgets
- Zero state income tax vs up to 13.3% in California
- 3-bed, 2-car garage from the $400Ks
- Virtual tours available for out-of-state buyers
Long-Term Investors
- $1,900–$2,500 single-family rents, steady vacancy
- $350K entry pricing keeps gross yield competitive
- School zones drive tenant retention
- Henderson short-term-rental rules are strict — plan long-term holds
Downsizers
- Single-story floor plans available across price tiers
- Healthcare: St. Rose Dominican about twelve minutes north
- Errands along Silverado Ranch Blvd without freeway time
- Compare against dedicated 55+ plans like Sun City Anthem first
Commuting Professionals
- I-215 beltway: airport 20 min, Strip 25 min
- Downtown Henderson about fifteen minutes north
- Silverado Ranch Blvd covers daily errands in-plan
- Transit options via RTC available but limited
Best Fit For
- First-time buyers — genuine entry points from the $350Ks with light HOA dues, FHA-friendly pricing, and a CCSD school zone across most of the plan.
- Value-seeking families — $98K below Henderson's median, Elise L. Wolff Elementary (9/10) for qualifying blocks, and Silverado Ranch Community Park for weekend life.
- California relocators — maximum house for coastal-equivalent budgets — three-bed, two-car-garage family homes from the $400Ks, zero state income tax, and a 3% property-tax cap.
- Long-term investors — $350K entry, $1,900–$2,500 monthly rents, light HOA dues, and one of Henderson's fastest market paces for resale liquidity.
- Downsizers — single-story options, healthcare ten to fifteen minutes north, and daily errands along the in-plan retail corridor without a freeway.
- Commuters — I-215 access puts the airport twenty minutes west and the Strip twenty-five — a shorter commute than most south Henderson addresses.
Ready to explore homes in Silverado Ranch? Our team knows every street, school zone, and price tier in the plan.
Start Your Home SearchPros
- Henderson's most affordable established master plan — $450,000 ZIP-area median, roughly $98,000 below Henderson citywide
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Light HOA dues of $40–$120 monthly — among the lowest dues-to-price ratios in Henderson
- Elise L. Wolff Elementary rates 9/10 on GreatSchools for the plan blocks it serves
- Henderson Police Department and city services — Henderson regularly ranks among the safest large U.S. cities
- I-215 access: airport 20 minutes, Strip 25 minutes, downtown Henderson 15 minutes
- Entry-level investment thesis: $350K buy-in, $1,900–$2,500 rents, minimal vacancy
Honest Considerations
- Housing stock built 1996–2005 — HVAC, water heaters, and roofs approaching peak replacement cycles; inspection is essential
- No guard gate or luxury amenity anchor like a championship golf course or resort hotel
- School-zone boundaries shift across two ZIP codes — the wrong side of a street changes the elementary assignment
- Silverado High School rates 6/10 on GreatSchools — families prioritizing high school may need a charter or private option
- Limited walkability — the plan is fundamentally suburban; most errands require a vehicle
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Silverado Ranch Property Tiers Compare?
A like-for-like comparison of Silverado Ranch's primary pricing tiers — indicative price, estimated dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-tier figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Condos & Townhomes | ~$375,000 | ~$230 | 22 | ~162 | First-time buyers |
| Family Single-Family ($400K–$500K) | ~$450,000 | ~$250 | 25 | ~185 | Families · value buyers |
| Move-Up Homes ($500K–$600K) | ~$545,000 | ~$270 | 28 | ~85 | Move-up buyers |
| Investment & Rental Properties | ~$385,000 | ~$235 | 23 | ~115 | Investors |
| ZIP 89183 South Corridor | ~$440,000 | ~$245 | 25 | ~60 | Value · quieter streets |
| Henderson (citywide comparison) | ~$548,000 | ~$285 | 21 | ~2,460 | All buyer types |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89123/89183) — per-tier medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Tier Deep Dive
What's Inside Silverado Ranch's Price Tiers?
Submarket 1
Condos & Townhomes
The plan's entry tier — condos and attached townhomes built 1996–2003, typically 1,000–1,400 sq ft, with HOA associations that often cover exterior maintenance. FHA and conventional low-down-payment financing both work across the full price range here.
Browse Condos & Townhomes homes →~$375KMedian Price
22Days on Market
~162Active Listings
~$230Price / Sq Ft
Submarket 2
Family Single-Family ($400K–$500K)
The plan's core inventory — three- and four-bedroom single-family homes with two-car garages, 1,500–2,200 sq ft, built 1998–2005. CCSD school zones and Silverado Ranch Community Park proximity drive this tier's demand. Inspect HVAC and roof age carefully.
Browse Family Single-Family ($400K–$500K) homes →~$450KMedian Price
25Days on Market
~185Active Listings
~$250Price / Sq Ft
Submarket 3
Move-Up Homes ($500K–$600K)
The plan's upper tier — larger single-family homes on premium lots, 2,200–3,000 sq ft, sometimes with pool or updated kitchens. This tier sits just below Anthem pricing while providing an established Silverado Ranch address and I-215 access.
Browse Move-Up Homes ($500K–$600K) homes →~$545KMedian Price
28Days on Market
~85Active Listings
~$270Price / Sq Ft
Submarket 4
Investment & Rental Properties
Entry-level condos, townhomes, and older single-family homes that pencil as long-term rentals at $350K–$430K acquisition cost. Rents of $1,400–$2,100 monthly and light HOA dues keep cash flow positive for buyers who minimize financing costs.
Browse Investment & Rental Properties homes →~$385KMedian Price
23Days on Market
~115Active Listings
~$235Price / Sq Ft
Submarket 5
ZIP 89183 South Corridor
The southernmost slice of the Silverado Ranch plan in ZIP 89183 — slightly newer 2000s-era sections with quieter streets and minimal through-traffic. Pricing runs marginally below the 89123 corridors, offering comparable features at a slight discount.
Browse ZIP 89183 South Corridor homes →~$440KMedian Price
25Days on Market
~60Active Listings
~$245Price / Sq Ft
Submarket 6
Henderson (citywide comparison)
The citywide comparison anchor: Silverado Ranch saves buyers roughly $98,000 versus the Henderson median across comparable property types, making it the clearest value play in the market for buyers who prioritize price per square foot in an established Henderson address.
Browse Henderson (citywide comparison) homes →~$548KMedian Price
21Days on Market
~2,460Active Listings
~$285Price / Sq Ft
Submarket 7
Silverado Ranch Blvd Retail Corridor
The community's commercial spine — grocery anchors, pharmacy, fast-casual dining, medical offices, and service businesses line Silverado Ranch Boulevard, providing most daily-errand capability without touching a freeway. The corridor connects directly to the I-215 for broader south Henderson and airport access.
Browse Silverado Ranch Blvd Retail Corridor homes →$450KZIP-Area Median List
8,000+Homes in the Plan
25 daysMedian DOM
20 minTo Airport
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Silverado Ranch
neighborhood fits?
BY ZIP CODE
What Does the Silverado Ranch Market Look Like Across ZIPs 89123 & 89183?
Silverado Ranch spans two Henderson ZIP codes — 89123 carries the bulk of the plan and the primary retail corridor; 89183 anchors the quieter southernmost sections. Each ZIP is broader than any single street, so the table presents each as an area corridor per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89123 | Silverado Ranch main corridor — plan interior + Silverado Ranch Blvd retail | ~$455K | ~$252 | 25 | ~412 | n/a* |
| 89183 | South Silverado Ranch — quieter 2000s sections, southern plan edge | ~$440K | ~$245 | 25 | ~60 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. Per-ZIP splits are modeled from active-listing review. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Silverado Ranch Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Silverado Ranch faster than any brochure: a $450,000 ZIP-area median, 25-day market pace, 8,000+ homes, and Henderson's south-corridor 1996 master plan.
$450,000
Median list price across the Silverado Ranch ZIP area (89123/89183), June 2026.
Las Vegas REALTORS
$412,500
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
25
Median days from list to accepted offer — the fastest close pace in this south Henderson dataset.
LVR / GLVAR, June 2026
246
ZIP-area closings in the past hundred days — the sample behind every median on this page.
Las Vegas REALTORS
8,000+
Homes in the master plan — Henderson's most accessible established community at scale.
Community records
$98K
Below Henderson's $548K citywide median — the largest affordability gap of any established Henderson plan in this dataset.
Las Vegas REALTORS / U.S. Census
9/10
GreatSchools rating at Elise L. Wolff Elementary for the plan blocks it serves — verify your specific address zone.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY SILVERADO RANCH
Why Does Silverado Ranch Stand Apart From Its Peers?
Silverado Ranch holds a position newer communities cannot replicate: an 8,000+ home Henderson plan with a $450,000 median — the most affordable established master plan at scale. Every advantage below ties to a verifiable source — the Nevada Revised Statutes, FBI data, Census figures, and Las Vegas REALTORS MLS data.
- Las Vegas REALTORS / GLVAR, June 2026
Henderson's best-value master plan
The $450,000 ZIP-area median sits $98,000 below Henderson's $548K citywide median — the largest affordability gap of any established Henderson master plan tracked in the June 2026 dataset.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California or high-tax-state households, same benefit every Henderson community shares.
- NRS 361.471
3% property-tax cap
Annual increases on a primary residence are capped at 3% by statute — the single most predictable carrying-cost protection in the market, regardless of appreciation.
- Las Vegas REALTORS / GLVAR, June 2026
Fastest market pace in the batch
25-day median DOM — the quickest close in this community dataset — driven by relative affordability pulling the most buyers per available listing.
- FBI Uniform Crime Reporting
Henderson safety and city services
Henderson Police Department coverage, Henderson fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR data — on every Silverado Ranch street.
WHY BUY IN SILVERADO RANCH
What Are the Top 10 Reasons to Buy a Home in Silverado Ranch?
Silverado Ranch's case rests on value and access, not luxury branding: Henderson's most affordable established master plan, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, CCSD school zones, and a 25-day median pace that rewards decisive buyers. Ten sourced reasons follow.
Henderson's best-value master plan
$450,000 ZIP-area median — $98,000 below Henderson's citywide figure — the largest affordability gap of any established Henderson master plan.
Las Vegas REALTORS, June 2026
Zero state income tax
Nevada levies no personal income tax — five-figure savings annually for most relocating households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs regardless of appreciation.
NRS 361.471
Light HOA dues
$40–$120 monthly depending on neighborhood — among the lowest dues-to-price ratios in Henderson.
Community records
CCSD school zones
Elise L. Wolff Elementary (9/10 GreatSchools for serviced blocks) anchors the elementary tier; verify zone before offering.
GreatSchools.org
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR.
FBI Uniform Crime Reporting
I-215 beltway proximity
Airport 20 minutes, Strip 25 minutes — one of south Henderson's best-connected master plans for regional commuters.
Community records
Entry-level investor thesis
$350K entry, $1,900–$2,500 monthly rents, light HOA — one of Henderson's most accessible long-term rental plays.
Las Vegas REALTORS rental tracking
Built-out scarcity at value price
No new supply in the plan — every new Henderson resident searching under $500K adds demand to a fixed stock.
U.S. Census / City of Henderson
Fastest close pace in south Henderson
25-day median DOM in the 100-day sample — move-in-ready inventory at a price tier that moves decisively.
Las Vegas REALTORS / GLVAR
New Construction
Who Builds New Homes in and Around Silverado Ranch?
Silverado Ranch itself is essentially built out across its 8,000+ homes — the new-construction pipeline sits in neighboring Henderson and south Las Vegas plans. Cadence is approximately fifteen minutes north and Inspirada is fifteen to twenty minutes northwest, where national builders currently compete on incentives that change monthly. Verify current communities and offers before you write anything.
Family & Mid-Market
Lennar
High-volume alternative to Silverado Ranch resale
First-Time & Family
KB Home
Entry-level new builds within the south Henderson corridor
Family
Richmond American
Value-oriented Henderson construction
First-Time & Family
Century Communities
Entry-level new construction in nearby south Henderson plans
55+ & Family
Pulte / Del Webb
Active-adult and family new construction nearby
Outdoor Recreation
What Outdoor Amenities Does Silverado Ranch Offer?
Silverado Ranch centers its outdoor life on the community park system and corridor greenbelts, with easy access to south Henderson's broader recreational network. The City of Henderson maintains Silverado Ranch Community Park inside the plan, and Lake Mead's shoreline is about twenty-five minutes east via Lake Mead Parkway.
IN-COMMUNITY
Silverado Ranch Community Park
~15 acresSports fields · Playground · Open turfFree
The plan's central outdoor anchor — multi-use sports fields, playgrounds, open turf, and a shaded picnic area that fills on weekend mornings with youth leagues and family activities.
IN-COMMUNITY
Silverado Ranch Greenbelt Trail
Neighborhood pathsWalking · RunningFree
Neighborhood walking and jogging paths threading through the residential streets — morning-run mileage without crossing an arterial.
5 MIN N
Warm Springs Park (nearby)
~10 acresPlayground · Picnic areasFree
A well-maintained Henderson city park just north of the plan — picnic shelters, playground equipment, and open grass that supplements the community park.
15 MIN N
Whitney Mesa trails
Desert mesaHiking · BikingFree
Desert single-track and mesa-top views about fifteen minutes north — the quickest true-desert escape from the south Henderson corridor.
15 MIN N
Cornerstone Park
~130 acresDog park · Sports courts · PicnicFree
Henderson's showcase regional park — a massive dog park, sports courts, event amphitheater, and lake trail about fifteen minutes north.
25 MIN E
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America's first national recreation area — full-size boating, coves, and desert hiking about twenty-five minutes east via Lake Mead Parkway.
20 MIN N
Henderson Bird Viewing Preserve
140 acresBirding · WalkingFree
A nationally recognized birding site with walking paths through wetland habitat — a quiet counterpoint to the rest of the valley's desert landscape.
20 MIN S
Sloan Canyon National Conservation Area
48,000 acresHiking · PetroglyphsFree
Rugged desert canyon hiking and ancient petroglyphs about twenty minutes south on I-15 — the most dramatic nature escape from the Silverado Ranch corridor.
The Silverado Ranch Lifestyle
What Does a Weekend in Silverado Ranch Look Like?
South Henderson's master plan at its most relaxed: a morning at Silverado Ranch Community Park, weekend errands along the Silverado Ranch Boulevard retail corridor, and a twenty-minute drive to the Strip or Lake Mead when the mood calls for more — with Henderson's parks system per the City of Henderson threading the everyday connections.
8,000+Master-Planned Homes
1996Year Established
$450KZIP-Area Median List
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Silverado Ranch Homes This Weekend?
Very likely. With 472 active listings across the ZIP area, most weekends bring open houses from $350K condos to $580K family homes. Entry-level inventory under $450,000 moves in two to three weeks — set up alerts, browse active listings, or call (702) 637-1759 for a curated weekend route.
Quick Answer
What does an HOA cost in Silverado Ranch?
Silverado Ranch HOA dues are lighter than most Henderson master plans. Single-family neighborhoods typically run $40–$90 monthly for common-area landscaping and community standards; townhome and condo associations range $80–$120 monthly, often including exterior maintenance. There is no single master association billing every household — dues are set by each sub-association. Always pull the resale package — exact dues, reserves, special-assessment history, and CC&Rs — during escrow before waiving contingencies.
Moving to Silverado Ranch
Should I Move to Silverado Ranch?
Every month, households from California and the Pacific Northwest discover that a family suburb priced out of reach on the coast is affordable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and Silverado Ranch delivers that equation at one of Henderson's lowest entry prices.
Why Relocation Buyers Are Choosing Silverado Ranch
The tax math is identical across every Nevada community: 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. Silverado Ranch adds the suburb argument coastal California can't answer: a $450,000 median list price in a master-planned Henderson community with CCSD school zones, established parks, and an I-215 commute that puts the airport twenty minutes from the driveway — all for less than a coastal studio.
At a $500,000 budget, Los Angeles buyers are typically looking at a one-bedroom condo or a long-commute starter home far from any good school zone. That same budget in Silverado Ranch secures a three- or four-bedroom family home in an established neighborhood with a two-car garage, backyard, and CCSD school assignment — with Henderson's parks, retail corridor, and St. Rose Dominican Hospital minutes from the driveway.
According to Las Vegas REALTORS, the median list price across the Silverado Ranch ZIP area (89123/89183) is $450,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates Silverado Ranch-area elementary schools above the Nevada state average.
Silverado Ranch runs on healthcare, retail, and the broader south Henderson economy. St. Rose Dominican Hospital's Siena Campus, the Silverado Ranch Boulevard commercial corridor, and the I-215's access to the Strip, airport, and Henderson civic campus anchor employment and daily conveniences within fifteen to twenty-five minutes of the plan.
Cost of Living Snapshot — Silverado Ranch vs. Los Angeles
Day-to-day costs in Silverado Ranch 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 fees. The category that flips hardest is housing: a CCSD-zoned family home with a two-car garage starts near $400K here — the equivalent California suburb routinely clears $1M.
| Metric | Silverado Ranch, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $450,000 (ZIP area) | ~$900K+ |
| Family-Home Entry Point | $380Ks (3-bed, 2-car garage) | $900K+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~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.
Silverado Ranch Rental Market — Rent vs. Own
Single-family homes typically rent for about $1,900–$2,500 monthly and condos and townhomes for $1,400–$1,800, with school-zone proximity commanding a premium and vacancy staying low. The plan's relative affordability keeps the buy-vs-rent calculus tight 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 Silverado Ranch? Our team specializes in out-of-state relocation — virtual neighborhood and school-zone tours, block-by-block guidance, financing coordination, and closing support without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Silverado Ranch in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Silverado Ranch 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 tier and set a budget
Decide which Silverado Ranch you're buying: $350K–$400K condos and townhomes for first-time entry, $400K–$500K family single-family homes in school zones, or $500K–$600K move-up homes on premium lots. Each tier carries different HOA profiles and system-age considerations.
Get pre-approved — value-tier aware
FHA, conventional, and VA all work across the full plan. If a specific school zone is the goal, get fully underwritten — entry-level homes under $450,000 go under contract in under three weeks.
Hire a Silverado Ranch specialist
School boundaries shift block by block across two ZIP codes and HOA dues vary sub-association to sub-association — work with an agent who knows which streets carry which zones, dues, and build years.
Tour in person or virtually
Walk a condo section, a 1990s single-family street, and a 2000s-era move-up block in one afternoon — the plan's eras feel genuinely different. Virtual tours work well for California out-of-state buyers.
Write and negotiate the offer
Entry-level homes under $450,000 need clean, fast terms; larger move-up homes give more room for inspection-based negotiation. Your agent's read on the specific block and the HOA's recent reserve position sets the strategy.
Inspection, HOA docs & appraisal
Age the diligence to the stock: HVAC, water heater, and roof on 1996–2005 homes are approaching replacement cycles. Pull the resale package — dues, reserves, CC&Rs, and any special-assessment history — for every sub-association.
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 Silverado Ranch Economy?
Silverado Ranch runs on the south Henderson and Las Vegas metro economy. According to the U.S. Bureau of Labor Statistics, the metro labor market is historically strong and Henderson's $88,654 median household income runs 20% above the Clark County median. St. Rose Dominican, the Silverado Ranch Boulevard corridor, and I-215 access to resort and airport employment anchor local economic reach.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
20 minTo Harry Reid AirportVia I-215 west
25 minTo Las Vegas Strip employment corridorVia I-215 to I-15 north
Top Silverado Ranch-Area Employers
- St. Rose Dominican Hospital (Siena Campus)Healthcare anchor approximately twelve minutes north — the area's largest medical employment center
- Silverado Ranch Blvd commercial corridorGrocery, pharmacy, fast-casual dining, medical offices, and service businesses along the plan spine
- Clark County School District (south Henderson campuses)Elementary, middle, and high school campuses serving the plan
- Las Vegas Strip / resort employmentTwenty-five minutes via I-215 to I-15 — the valley's largest single employment cluster
- Harry Reid International AirportAbout twenty minutes west — airline, logistics, and airport-services employment
- Henderson civic campusCity of Henderson government services and administrative employment approximately fifteen minutes north
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Silverado Ranch Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Silverado Ranch against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Silverado Ranch wins on affordability and pace; Summerlin on trail depth and luxury stock; Las Vegas on raw entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Silverado Ranch | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $450,000 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 472 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 25 | 21 | 20 | 21 |
| Population | ~24,000 (community records est.) | 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 (south Henderson master plan) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Value · First-timers · Investors | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Silverado Ranch income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; population estimate is from community records. Last updated June 2026.
Cost of Ownership
What Will Silverado Ranch Cost You Each Month?
A $450,000 ZIP-area-median Silverado Ranch purchase runs about $3,285 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 Silverado Ranch one of Henderson's lightest-dues addresses.
Payment Estimator
Estimate Your Silverado Ranch Payment
$3,442
Estimated Monthly Payment
- Principal & Interest$2,694
- Property Tax$229
- Insurance$150
- HOA$200
- PMI$169
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 Silverado Ranch right now?
School-zone demand and entry-level scarcity keep Silverado Ranch rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, a built-out plan with fixed supply tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,285 / mo
- Principal & Interest
- $2,695
- Property Tax (~0.6%)
- $225
- Homeowners Insurance
- $100
- HOA (neighborhood-specific)
- $75
- PMI (10% down)
- $190
5-year net cost:~$120,000
Equity built:~$112,000
RENT (SILVERADO RANCH MEDIAN)
$2,050 / mo
- Median Silverado Ranch Rent
- $2,050
- Renters Insurance
- $18
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$133,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Silverado Ranch home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $112,000 in equity (including the down payment) while the renter walks away with none. A built-out plan with no new supply gives that appreciation assumption structural support at the valley's most accessible entry price tier.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $75/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Neighborhood Tier
Silverado Ranch runs sub-associations rather than a single master association — dues are set community by community, which is why the plan's overall structure is lighter than most Henderson master plans. Verify the exact dues, reserves, and CC&Rs for your specific sub-association in escrow.
Condos & Townhome Associations
$80–$120 / mo
Attached townhome communities (1996–2003)
$80–$110
Includes:
Exterior maintenance, common-area landscaping, building insurance
Condo associations (1996–2005)
$90–$120
Includes:
Exterior, roof, insurance, and shared amenities bundled by complex
Single-Family Sub-Associations
$40–$90 / mo
Standard single-family neighborhoods
$40–$70
Includes:
Common-area landscaping, community standards enforcement
Premium lot sections
$60–$90
Includes:
Common areas, enhanced landscaping, neighborhood standards
No-HOA Streets
$0 / mo
Select older Silverado Ranch sections
$0
Includes:
Some streets carry no sub-association; verify during escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Silverado Ranch?
Silverado Ranch sits just south of the I-215 beltway, with Warm Springs Road and Eastern Avenue providing direct grid access to the plan — 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 Silverado Ranch
- 3 minSilverado Ranch Blvd retail corridorLocal streets
- 5 minWarm Springs Rd (I-215 access)Eastern Ave north
- 12 minSt. Rose Dominican (Siena Campus)Eastern Ave north to I-215
- 15 minDowntown Henderson (Water Street)Eastern Ave or Sunset Rd north
- 20 minHarry Reid Intl AirportI-215 west
- 25 minLas Vegas StripI-215 → I-15 north
- 18 minGalleria at SunsetEastern Ave north → Sunset Rd west
- 25-30 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 Silverado Ranch?
Most Silverado Ranch purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Cash buyers can close in 7–14 days. Financed buyers should budget appraisal time in busy spring months; HOA sub-associations add days for resale-package delivery. Homes built 1996–2005 warrant full inspections — HVAC, water heaters, and roofs are approaching replacement age.
Quick Answer
What down payment do you need to buy in Silverado Ranch?
Most Silverado Ranch buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% and works across nearly all of the plan's price spectrum, and VA loans allow 0% for eligible veterans. On the $450,000 ZIP-area median, plan roughly $22,500 (5%) to $90,000 (20%). Entry condos near $350,000 need as little as $12,250 down with FHA. Jumbo financing is not a factor in Silverado Ranch — every home in the plan sits well inside conforming loan limits.
Silverado Ranch FAQ — 18 Answers
What Do Silverado Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Silverado Ranch?
Across the Silverado Ranch ZIP area — 89123 and 89183 — the median list price is about $273,000 per Las Vegas REALTORS, with a $412,500 closed median over the past hundred days. Inside the plan, pricing spans 1990s-era condos and townhomes from the $350Ks, $400K–$500K family homes, and larger move-up single-family homes approaching $600K on premium lots.
What neighborhoods are inside Silverado Ranch?
Silverado Ranch is a mid-size master-planned community of 8,000+ homes built from 1996 onward by multiple builders. The plan divides informally into earlier 1996–2000 sections along the south, mid-plan family streets from the early 2000s, and townhome and condo clusters near Silverado Ranch Boulevard. There is no single gated enclave — the plan is open residential throughout, with HOA dues running $40–$120 monthly by neighborhood.
Is Silverado Ranch part of Henderson?
Yes. Silverado Ranch sits within the City of Henderson, with Henderson Police Department coverage, Henderson fire services, and Henderson city utilities on every street. Mailing addresses read Henderson, NV 89123 or Henderson, NV 89183. The community is not a separate municipality — it is a master-planned development within Henderson's southern growth corridor, convenient to the I-215 beltway and Warm Springs Road.
What is the average days on market in Silverado Ranch?
Homes sold across the Silverado Ranch ZIP area over the past hundred days took a median of 32 days from list to accepted offer per Las Vegas REALTORS MLS statistics — and 246 homes closed in that window, a solid sample. Silverado Ranch's 25-day pace runs slightly faster than the Henderson citywide average, reflecting its relative value pricing under $450K in a metro where entry-level inventory moves quickly.
What are property taxes like in Silverado Ranch?
Property taxes in Silverado Ranch are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% 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 $450,000 purchase, budget approximately $2,700 per year. Silverado Ranch homes built in 1996 and later are less likely to carry the deep abatement common in older Henderson sections, but always verify the current assessed value and reset exposure during escrow.
Are there HOA fees in Silverado Ranch?
Silverado Ranch HOA dues are lighter than most Henderson master plans. Most single-family neighborhoods carry dues of roughly $40–$90 monthly, covering common-area landscaping and community standards. Townhome and condo associations typically run $80–$120 monthly, with exterior maintenance often included. There is no single master-association billing every household — dues are set by each sub-association. Always pull the full resale package — dues, reserves, any special assessments, and CC&Rs — during escrow.
What does it cost to live in Silverado Ranch?
Silverado Ranch is one of Henderson's best-value addresses. The ZIP-area median list price near $273,000 sits well below Henderson's $548K citywide median and below the Las Vegas valley average, HOA dues are among the lighter structures in the market at $40–$120 monthly, and Nevada's zero state income tax stretches every household's budget. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County, while the Silverado Ranch Boulevard commercial corridor, the I-215, and the St. Rose Dominican campus put retail and healthcare within ten to fifteen minutes.
What schools serve Silverado Ranch?
Silverado Ranch feeds well-regarded CCSD campuses. Zoned schools include Elise L. Wolff Elementary (9/10 on GreatSchools for portions of the plan), Elton M. Garrett Middle School, and Silverado High School. Charter and private options within a reasonable commute include Doral Academy and Somerset Academy. School-zone boundaries in Silverado Ranch shift block by block across two ZIP codes — verify the exact zoning for any address before you offer, and cross-check with the Nevada Report Card for current performance data.
Is Silverado Ranch a good place for families?
Yes — Silverado Ranch is one of Henderson's reliable family addresses. CCSD-zoned elementary schools, accessible parks, Silverado Ranch Community Park's multi-use fields, and the safe, low-density street grid fit family life well. Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. For families wanting a newer master plan at an attainable price point, Silverado Ranch delivers without the premium of Anthem or the age of the original Green Valley sections.
What is the rental market like in Silverado Ranch?
Steady and investor-friendly. Single-family homes in Silverado Ranch typically rent for about $1,900–$2,500 monthly and condos and townhomes for $1,400–$1,800 per Las Vegas REALTORS rental tracking — competitive yields given entry prices from the $350Ks. The plan's relative affordability keeps vacancy low and tenant quality high. Short-term rentals are regulated by the City of Henderson — verify current rules before underwriting any nightly-income model. Long-term buy-and-hold is the more straightforward investment thesis here.
Is there new construction in Silverado Ranch?
Very little — Silverado Ranch is essentially built out across its 8,000+ homes. Occasional resale turnover drives the market, not new-pad releases. Buyers who want new construction with similar south Henderson convenience typically look at Cadence or Inspirada fifteen to twenty minutes away, where multiple national builders currently compete. Silverado Ranch's appeal is its established street grid, mature landscaping relative to its 1996 founding, and value pricing that new communities in the area cannot currently match.
What amenities does Silverado Ranch offer?
Silverado Ranch Community Park anchors recreation with multi-use sports fields, playgrounds, and open turf. The Silverado Ranch Boulevard corridor provides everyday retail — grocery, dining, pharmacy, and service businesses — within the community footprint. St. Rose Dominican Hospital (Siena Campus) sits approximately ten minutes north via I-215, and the Galleria at Sunset and the Henderson civic campus are fifteen to twenty minutes away. The plan's location puts Harry Reid International Airport about twenty minutes west.
How is the commute from Silverado Ranch?
Very good. Silverado Ranch sits just south of the I-215 beltway, making it one of Henderson's better-connected communities for airport and Strip commutes. Harry Reid International Airport is about 20 minutes west via I-215; the Strip is 25 minutes; downtown Henderson is roughly 15 minutes north on Eastern or Sunset. Warm Springs Road and Silverado Ranch Boulevard provide direct access to the commercial corridor without freeway time for daily errands.
Is Silverado Ranch safe?
Yes. Silverado Ranch 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. The plan's 1996-and-later construction, owner-heavy residential streets, and established neighborhood association standards keep typical incidents to suburban property matters — vehicle break-ins and the occasional package theft — rather than violent crime. The low-density street grid and limited cut-through traffic also reduce the transient incidents common near arterial corridors.
What should I know before buying in Silverado Ranch?
Four things matter at closing. First, HOA variance: every sub-association sets its own dues from $40 to $120 monthly — pull the full resale package before removing contingencies. Second, school-zone precision: boundaries shift across two ZIP codes, so verify the exact elementary assignment for any address. Third, property tax reset: homes purchased after a long hold re-assess at current market value — budget accordingly. Fourth, age of systems: homes built 1996–2005 are approaching peak replacement cycles for HVAC and water heaters. An agent who knows the specific streets saves real money.
What down payment do you need to buy in Silverado Ranch?
Most Silverado Ranch buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% and works across nearly all of the plan's price spectrum, and VA loans allow 0% for eligible veterans. On the $450,000 ZIP-area median, plan roughly $22,500 (5%) to $90,000 (20%). Entry condos near $350,000 need as little as $12,250 down with FHA. Jumbo financing is not a factor in Silverado Ranch — every home in the plan sits well inside conforming loan limits.
What does an HOA cost in Silverado Ranch?
Silverado Ranch HOA dues are lighter than most Henderson master plans. Single-family neighborhoods typically run $40–$90 monthly for common-area landscaping and community standards; townhome and condo associations range $80–$120 monthly, often including exterior maintenance. There is no single master association billing every household — dues are set by each sub-association. Always pull the resale package — exact dues, reserves, special-assessment history, and CC&Rs — during escrow before waiving contingencies.
How long does it take to close on a home in Silverado Ranch?
Most Silverado Ranch purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Cash buyers can close in 7–14 days. Financed buyers should build in time for appraisal scheduling in busy spring months; HOA sub-associations add a few days for resale-package delivery. Silverado Ranch homes built 1996–2005 warrant full inspection time — HVAC, water heaters, and roofs approach peak replacement age, and inspection-response windows protect your negotiating position.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Silverado Ranch?
These are the eight queries Silverado Ranch buyers actually type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Silverado Ranch part of Las Vegas or Henderson?
Henderson. Silverado Ranch is a master-planned community inside the City of Henderson, with Henderson police, fire, water, and city services on every street. Mailing addresses read Henderson, NV 89123 or Henderson, NV 89183. It is not a separate municipality — it is a development within Henderson's south corridor.
What ZIP codes cover Silverado Ranch?
The plan spans 89123 (primary) and 89183 (southern sections). Most Silverado Ranch listings and school assignments fall in 89123; 89183 covers the quieter southern edge of the plan. ZIP-level statistics always blend in some neighboring territory — each ZIP is broader than the plan itself.
Is Silverado Ranch a good investment?
The fundamentals favor it for long-term buy-and-hold: $350K–$450K acquisition, $1,900–$2,500 monthly single-family rents, light HOA dues, and 246 ZIP-area closings in the past 100 days proving steady liquidity. Short-term rental rules in Henderson are strict — verify before underwriting nightly income.
What is the drive from Silverado Ranch to the Strip?
About twenty-five minutes via the I-215 beltway to I-15 north, depending on time of day. Harry Reid International Airport is closer still — about twenty minutes west on the I-215. Silverado Ranch's south Henderson location makes it one of the more connected master plans for regional commuters.
Does Silverado Ranch have a pool?
There is no community-wide resort pool in Silverado Ranch. Individual sub-associations may include shared pool amenities depending on the specific complex — confirm during escrow. Many single-family homes in the plan have private pools, and Silverado Ranch Community Park provides public outdoor recreation without a pool facility.
How old are homes in Silverado Ranch?
Built predominantly from 1996 through 2005, with some sections extending to the early 2010s. Homes are approaching their first major system replacement cycles — HVAC, water heaters, and roofs are the common inspection focus points. The 1996 founding vintage is younger than Green Valley's 1978 sections but old enough to demand diligence.
Is Silverado Ranch walkable?
Minimally — like most of the Las Vegas Valley, the plan is fundamentally car-dependent. The Silverado Ranch Boulevard retail corridor is accessible by foot from nearby sections, and neighborhood sidewalks connect the community park. For most errands and work commutes, a vehicle is necessary.
What is the HOA in Silverado Ranch?
Silverado Ranch runs sub-associations rather than a single master HOA. Single-family dues typically run $40–$90 monthly; townhomes and condos run $80–$120. Some streets carry no association at all. Pull the specific resale package for your address — dues, reserves, CC&Rs, and special-assessment history — during escrow. Do not assume a neighbor's dues match yours.
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 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's master plans — including south Henderson's entry-tier communities, school-zone streets, and value-positioned neighborhoods like Silverado Ranch. That depth ranks the team #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
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Want to Talk to a Silverado Ranch Real Estate Expert?
6,225+ closed transactions. $4.1B+ in total volume since 2009. In a plan where school zones shift block by block and HOA sub-associations vary street by street, knowing the specific addresses pays for itself. Call (702) 637-1759 or tell us your timeline and we'll match you with the right Silverado Ranch home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Silverado Ranch?
Compare Silverado Ranch with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading Silverado Ranch's affordability for newer construction or luxury amenities actually buys you more home for the money.
A–Z INDEX
Which Silverado Ranch Areas Can You Explore A–Z?
Silverado Ranch is one master-planned community rather than a collection of distinct named neighborhoods. The entries below index the key areas, access points, and nearby communities for orientation — our team can pull current listings, dues, and school zoning for any street in the plan on request.
E
- Elise L. Wolff Elementary zone
- Elton M. Garrett Middle School zone
I
- I-215 south corridor
- Inspirada (nearby master plan)
S
- Silverado High School zone
- Silverado Ranch Blvd retail corridor
- Silverado Ranch Community Park
- South Silverado Ranch (89183)
KEEP LEARNING
What Else Should You Read About Silverado Ranch?
These guides extend the research most Silverado Ranch 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 Silverado Ranch 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 Silverado Ranch 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 89123/89183 are broader than the Silverado Ranch plan — so area statistics are labeled as such, and per-tier 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 Silverado Ranch ZIP area (89123/89183). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Silverado Ranch 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 for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Silverado Ranch-area schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — State income tax rates (zero for Nevada) and applicable tax guidance. tax.nv.gov
- Clark County GIS — ZIP code boundaries and parcel-level geographic data. clarkcountynv.gov
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