NEW
$555,000
TownhouseEst. $3,134/mo
3 Beds
3.5 Baths
1,924 Sq. Ft.0.05 Acres
Built in 2024
2671 Kindswood Street
Henderson, NV, 89044
Inspirada Pod 5-4
Anthem, Henderson
Terra Bella 55+ Homes For Sale
Nevada's #1 team for Terra Bella real estate. Search this 55+ Shea Homes community in Henderson's Anthem master plan — single-story floor plans, community pool, and active adult living from the $300Ks — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89044)
$554K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
550+
Community records
ESTABLISHED
2004
Shea Homes / Trilogy
DAYS ON MARKET
30
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 Terra Bella at a Glance?
Terra Bella is a 55+ Shea Homes community within Anthem — 120 acres, 550+ single-story homes from 2004, supported by City of Henderson services. ZIP area 89044 shows a $554,014 median list price and 30-day pace per Las Vegas REALTORS. The takeaways below cover what makes this the Anthem corridor's most accessible active adult address.
- The builder: Shea Homes Trilogy brand, established 2004 — single-story construction with open floor plans, covered patios, and low-water desert landscaping across 120 acres.
- The price ladder: attached garden homes from $300K, mid-range detached singles from $400K to $500K, and premium-lot floor plans at $500K to $600K-plus.
- 55+ active adult: HOPA-qualified age restriction — one permanent resident per household must be 55 or older; grandchildren and family may visit per the governing-document guest policy.
- Community center: private pool, spa, fitness room, and activity space — a friendly-scaled hub with regular social events, potlucks, and hobby groups built around the 550-home neighborhood.
- Anthem backbone: Henderson medical corridor, St. Rose Dominican Hospital, and Sloan Canyon National Conservation Area all within 30 minutes.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Terra Bella Homes for Sale?
The Terra Bella ZIP area (89044) carried 317 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning entry garden homes near $300K to premium-lot detached floor plans at $600K-plus. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
NEW$760,000HouseEst. $4,291/mo3 Beds3.5 Baths2,268 Sq. Ft.0.23 AcresBuilt in 20081888 Canvas Edge DriveHenderson, NV, 89044K B Home At South Edge Pod #1-2
NEW$675,000HouseEst. $3,811/mo4 Beds4.5 Baths3,091 Sq. Ft.0.12 AcresBuilt in 20172430 Quiet Ode StreetHenderson, NV, 89044Inspirada Pod 3-2
NEW$474,500HouseEst. $2,679/mo3 Beds3.5 Baths1,615 Sq. Ft.0.09 AcresBuilt in 20062824 KINKNOCKIE WayHenderson, NV, 89044GLENGARRY AT ANTHEM
NEW$595,000HouseEst. $3,360/mo4 Beds3.5 Baths2,467 Sq. Ft.0.11 AcresBuilt in 20192832 E Rolling Brook PlaceHenderson, NV, 89044Inspirada Pod 4-4
NEW$899,999HouseEst. $5,082/mo3 Beds3.5 Baths2,390 Sq. Ft.0.14 AcresBuilt in 20203387 Peak View AvenueHenderson, NV, 89044Inspirada Pod 5-2
NEW$415,000TownhouseEst. $2,343/mo3 Beds3.5 Baths1,842 Sq. Ft.0.06 AcresBuilt in 20192828 Alenga StreetHenderson, NV, 89044Inspirada Pod 4-4
NEW$698,000HouseEst. $3,941/mo5 Beds4.5 Baths3,057 Sq. Ft.0.14 AcresBuilt in 20152389 Valissa StreetHenderson, NV, 89044Kb Home At South Edge Pod 2-4
PRICE DISTRIBUTION
How Many Terra Bella Area Homes Sell in Each Price Range?
Median list price across the Terra Bella ZIP area (89044) sits at $554,014 per Las Vegas REALTORS June 2026 MLS data, but Terra Bella's own 550-plus homes span from $300K garden homes to $600K-plus premium detached floor plans. The bands below show our modeled split of the area's 317 active listings.
Browse Terra Bella Listings
How Can You Find a Terra Bella Home by Floor Plan, Lifestyle & Price?
The Terra Bella area's 317 active listings break down into three floor-plan tiers, multiple price points, and the lifestyle filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89044.
Which Terra Bella Floor-Plan Tiers Should You Explore?
Terra Bella's three floor-plan tiers serve different budgets and lifestyle priorities within the same 55+ community. Each card links to the most relevant search so you can see current inventory, pricing, and lifestyle fit.
Attached · 1,100–1,500 sq ft · Entry
Terra Bella Garden Homes
Detached · 1,500–1,900 sq ft · Private YardTerra Bella Detached
Detached · 1,900–2,200 sq ft · Upgraded LotsTerra Bella Premium
All Ages · Broader Master PlanAnthem (Parent Plan)
55+ · Golf · Large ScaleSun City Anthem (55+)
All Active Adult OptionsHenderson 55+ Communities
By Floor Plan Type
By Price Range
Updated daily · 317 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Terra Bella Listings First?
Custom alerts by floor-plan type, price, and community — no spam, unsubscribe anytime. Well-priced move-in-ready Terra Bella homes attract active adult buyers quickly per Las Vegas REALTORS pace data; 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
9/10
8/10
8/10
8/10
8/10
How Are the Schools Near Terra Bella?
Even in a 55+ community, nearby school quality matters for grandchildren visits and resale value. Zoned campuses in the 89044 corridor include John C. Vanderburg Elementary (9/10 on GreatSchools), Del E. Webb Middle School (8/10), and Coronado High (8/10). Pinecrest Academy of Nevada adds a 9/10 charter option. Verify the exact assignment for any address.
Top Rated
9/10
9/10John C. Vanderburg ES
Zoned · Anthem corridor
K-5750 Students18:1
9/10Pinecrest Academy of Nevada
Charter · Henderson area (15 min)
PreK-121800 Students20:1
8/10Doral Academy
Charter · Henderson area (15 min)
K-81000 Students19:1
8/10Henderson International School (Lower)
Private · Henderson (15 min)
PreK-5400 Students14:1
8/10Somerset Academy
Charter · Henderson area (15 min)
K-81100 Students21:1
8/10Coral Academy of Science (ES)
Charter · Henderson area (20 min)
K-5600 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Near Terra Bella?
According to GreatSchools.org, Terra Bella's 89044 corridor is served by John C. Vanderburg Elementary (9/10), Del E. Webb Middle (8/10), and Coronado High (8/10) as zoned campuses. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | John C. Vanderburg ES | Public (zoned) | K-5 | 9/10 | Anthem corridor | $300,000+ |
| 2 | Pinecrest Academy of Nevada | Public charter | K-12 | 9/10 | Henderson · 15 min | $300,000+ |
| 3 | Del E. Webb MS | Public (zoned) | 6-8 | 8/10 | Anthem corridor | $300,000+ |
| 4 | Coronado HS | Public (zoned) | 9-12 | 8/10 | South Henderson | $300,000+ |
| 5 | Bishop Gorman HS | Private | 9-12 | 10/10 | Las Vegas · 30 min | $300,000+ |
SAFETY & CRIME
Is Terra Bella Safe?
Direct Answer
Yes. Henderson Police Department covers Terra Bella, and Henderson consistently ranks among the safest large U.S. cities per FBI Uniform Crime Reporting data. The 55+ demographic profile, active HOA, and high owner-occupancy typical of Anthem communities keep incident rates very low across the 120-acre plan.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Age-qualified ownership communityHOPA-qualified · Owner-occupied 88%
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
The community design itself does quiet security work: Terra Bella's 55+ age restriction produces a stable, owner-occupied demographic with low turnover and engaged residents who know their neighbors. HOA management keeps common areas well-maintained, and the Anthem location puts Henderson Police patrols on the arterials immediately surrounding the community.
The broader Anthem corridor — St. Rose Parkway, Eastern Avenue, and Stephanie Street — sees the property incidents typical of any busy Henderson retail zone: vehicle break-ins and shoplifting concentrated around parking areas, at rates consistent with Henderson's overall figures. The residential streets of Terra Bella run considerably quieter.
For buyers who want the additional assurance of a gated entry, Solera at Anthem is a guard-gated 55+ alternative a short distance away. For most Terra Bella residents, the community's owner-occupied stability and Henderson PD coverage fully cover the realistic security picture.
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 Terra Bella, Henderson?
The Answer
Terra Bella offers 55+ living in Henderson's Anthem corridor: 120 acres of Shea Homes single-story homes from 2004, a private pool and spa, HOA-managed front-yard landscaping, and an active adult social calendar. City of Henderson services cover every street, and Nevada's zero income tax keeps retirement budgets on track.
What is Terra Bella known for?
Terra Bella is known as one of the most accessibly priced 55+ communities in the Anthem area — Shea Homes Trilogy quality, single-story floor plans from $300K, a private pool and community center, and front-yard landscaping managed by the HOA for a genuinely low-maintenance retirement lifestyle.
Who should live in Terra Bella?
It fits active adult buyers entering from the $300Ks, move-up retirees wanting a private yard and detached floor plan from $400K to $600K-plus, and California relocators who want zero state income tax and a right-sized community center without the overhead of a 7,000-home active adult city.
What is daily life like?
Mornings run to the community pool or fitness room, afternoons take residents to St. Rose Parkway's medical and dining corridor or Anthem Hills Park, and evenings bring neighbors together for potlucks and club gatherings — all within a 120-acre community that feels like a neighborhood rather than a resort campus.
Location
Where Is Terra Bella
Terra Bella anchors the Anthem master plan in south Henderson, ZIP 89044, about 20 miles south of the Las Vegas Strip. Shea Homes developed 120 acres of single-story active adult homes beginning in 2004, with the community center as its social and recreational hub.
St. Rose Pkwy dining
10
Min
Henderson Downtown
15
Min
Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Terra Bella
At a Glance$554,014
Median List Price (ZIP area)
$530,000
Median Sold (past 100 days)
317
Active Listings (ZIP area)
30
Days on Market
- Setting
- 55+ active adult, Anthem corridor
- Acreage
- ~120 acres
- Homes
- 550+
- Established
- 2004
- Developer
- Shea Homes (Trilogy)
- Floor Plans
- Single-story, 1,100–2,200 sq ft
- Age Restriction
- 55+ (HOPA-qualified)
- Community Center
- Pool · Spa · Fitness room
- HOA
- $120–$220/mo (incl. front-yard landscaping)
- Guard-Gated
- No
- Parent Plan
- Anthem, Henderson
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Terra Bella Score for Active Adult Living?
Terra Bella earns top marks for healthcare access, community design, and retirement cost value, with honest trade-offs on community scale and no golf course on-site. Below is our category-by-category report card — the same six factors our agents walk through with every active adult buyer considering the Anthem corridor.
Grade A: Safety
Henderson Police Department coverage; Henderson ranks among the safest large U.S. cities per FBI UCR-based comparisons. Established owner-heavy 55+ demographic profile.
Grade A-: Healthcare Access
St. Rose Dominican Hospital and Henderson Hospital both within 15–20 minutes; urgent care and specialist offices line St. Rose Parkway just minutes away.
Grade A-: Cost of Living
Homes from $300K in a 55+ Anthem community, HOA at $120–$220 with front-yard landscaping included, and Nevada's zero state income tax — competitive against any western retirement market.
Grade B+: Amenities
Private pool, spa, fitness room, and active social calendar at the community center; Anthem Hills Park and Sloan Canyon NCA extend recreation beyond the gates.
Grade B+: Outdoor Access
Anthem Hills Park walking trails minutes away; Sloan Canyon National Conservation Area's 48,000+ acres of desert hiking within 30 minutes; Lake Mead about 30 minutes east.
Grade A-: Commute & Convenience
About 20 minutes to Harry Reid Airport, 25 to the Strip; St. Rose Parkway corridors handle most daily errands within 10 minutes of the front door.
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 Terra Bella a good place to retire?
Yes — by most active adult measures, Terra Bella is one of Henderson's best value propositions for the 55+ buyer. The community combines Shea Homes Trilogy quality, single-story floor plans from $300K to $600K-plus, a private pool and spa, and front-yard HOA landscaping in an Anthem address that is 20 minutes from the airport and minutes from Henderson's medical corridor. The honest trade-offs: no golf course on-site, the community runs at an intimate 550-home scale rather than resort scale, and the ZIP-area median of $554,014 reflects the full Anthem corridor, not Terra Bella alone. Nevada's zero state income tax sweetens every relocation decision.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Terra Bella?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Terra Bella — the parent city holds 331,857 residents with a median household income of $88,654. Community records estimate roughly 900-plus permanent residents inside Terra Bella itself, with a median age near 68 and an 88% homeownership rate.
The Census does not break Terra Bella out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the community, the demographic is tightly defined: 55+ active adults, predominantly retired or semi-retired, many relocating from California and Arizona to take advantage of Nevada's zero income tax and Henderson's safety record.
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 (Terra Bella is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Terra Bella Area Growing?
Terra Bella itself is essentially built out — 550-plus homes on 120 acres from a 2004 delivery — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts. That citywide growth keeps demand pressure on Terra Bella's finite active adult stock.
331,857Henderson residents (Census)
550+Homes in Terra Bella
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Terra Bella, growth means turnover rather than expansion: active adult communities see healthy resale volume as residents downsize, relocate, or trade up within the 55+ tier. That is the appeal of a built-out Shea Homes plan — no new supply within the gates can dilute it, while every new Henderson retiree adds demand for the community center amenities and Anthem address that Terra Bella already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Terra Bella separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Terra Bella Score for Active Adult Livability?
Terra Bella pairs A-grade safety, strong healthcare proximity, and Shea Homes quality with honest trade-offs: no golf course on-site, 550-home community scale is intimate rather than resort-level, and summer heat is real. The rings below break the composite into the six categories active adult buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 87A-
Overall Livability
- 80B+
Schools (nearby)
- 91A
Safety
- 82A-
Cost of Living
- 84A-
Amenities & Healthcare
- 76B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Terra Bella Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Terra Bella ZIP area (89044) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89044 is broader than Terra Bella itself and includes surrounding Anthem and Inspirada inventory — read the level and the pace, not single-month wiggles.
Median Sold Price
$508K–$532K monthly band; $530K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
28–37 day monthly range; 30 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~95/mo recent pace across the 89044 ZIP area
vs May 2025
Source: Las Vegas REALTORS
The long view: Terra Bella'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.
30
MEDIAN DAYS ON MARKET
$554K
ZIP-AREA MEDIAN LIST
317
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
ACTIVE ADULT MARKET
Get matched with a
Terra Bella 55+ specialist.
Market Competitiveness
How Competitive Is the Terra Bella Market Right Now?
The 89044 ZIP area averaged 30 median days on market over the past hundred days per Las Vegas REALTORS data. Move-in-ready Terra Bella homes attract purposeful 55+ buyers quickly; dated units sit longer. The active adult pool is focused — fewer casual lookers, more ready-to-close purchasers prepared to act on a well-priced listing.
58Moderately Competitive
- 30 daysMedian days on market (sold, 100d)
- 317Active listings (June 2026, ZIP area)
- $530KMedian sold price (past 100 days)
- ~95/moTypical closings per month (ZIP area)
Is Terra Bella Right for You?
Who Should Buy a Home in Terra Bella?
Terra Bella serves a specific buyer — the 55+ active adult who wants Shea Homes quality, a private pool and social community, front-yard HOA management, and an Anthem address at the most accessible price point in the corridor. Six buyer profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through.
Which Buyer Types Fit Terra Bella Best?
California Retirees
- Zero Nevada state income tax vs. California's 13.3%
- Homes from $300K vs. $800K+ in comparable CA communities
- Single-story, low-maintenance Shea construction
- Virtual tour and out-of-state closing coordination available
Value-Focused Active Adults
- Most affordable Anthem 55+ option from $300K
- HOA at $120–$220 covers front-yard care
- Right-sized community center without large-plan overhead
- Compare carefully against Sun City Anthem amenity scale
Downsizers from Las Vegas Suburbs
- Single-story floor plans eliminate stair burden
- HOA landscaping removes a major maintenance task
- Community social calendar — pools, fitness, clubs
- Airport 20 min, Strip 25 min for visitors
55+ Move-Up Buyers
- Premium detached floor plans from $500K to $600K+
- Larger lots and upgraded finishes in the top tier
- Anthem address with Henderson medical infrastructure
- Verify specific floor plan availability in active MLS
Arizona Snowbirds
- Single-story for seasonal ease
- HOA handles landscaping during extended absences
- Nevada residency = no state income tax on retirement income
- Pool and spa for winter season recreation
Investors in 55+ Rentals
- Long-term rental demand from the active adult demographic
- HOA landscaping coverage makes management easier
- HOPA rules — confirm renter qualifies as 55+ before closing
- Henderson safety profile attracts quality long-term tenants
Best Fit For
- California retirees — an Anthem-corridor 55+ community at half the coastal price, zero state income tax, and HOA-managed front yards.
- Value-seeking active adults — the most accessible 55+ Anthem address from $300K, with a private pool and community center included in the HOA.
- Downsizers from Las Vegas suburbs — single-story Shea construction, HOA landscaping, and a social calendar that replaces suburban isolation with genuine community.
- 55+ move-up buyers — premium detached floor plans from $500K to $600K-plus with upgraded lots and the same Anthem infrastructure.
- Arizona snowbirds — a Nevada primary residence that eliminates state income tax, with HOA landscaping during absences and a pool for winter living.
- 55+ rental investors — steady active adult rental demand in a well-maintained HOA community with Henderson safety as the retention driver.
Ready to explore homes in Terra Bella? Our team knows the Anthem corridor, every floor plan tier, and every 55+ option in Henderson.
Start Your Home SearchPros
- Most affordable 55+ option in the Anthem corridor — homes from $300K by a nationally recognized active adult builder
- Single-story Shea Homes Trilogy construction with open floor plans, covered patios, and energy-efficient design from 2004
- HOA at $120–$220/mo covers front-yard landscaping and community center — pool, spa, fitness room, and activity space
- Henderson city services and safety — a city ranking among America's safest large cities per FBI UCR comparisons
- Zero Nevada state income tax plus a 3% property-tax cap on primary residences under NRS 361.471
- St. Rose Dominican Hospital and Henderson Hospital both within 15–20 minutes — best medical access of any Henderson 55+ community
- Sloan Canyon National Conservation Area and Lake Mead within 30 minutes for desert hiking and boating
Honest Considerations
- 20-year-old Shea Homes construction — HVAC, water heaters, and roofs are approaching or past standard replacement windows
- No golf course on-site — golfers must drive to Anthem Country Club or other Henderson courses
- Smaller community scale than Sun City Anthem — 550 homes vs. 7,000-plus, with a smaller clubhouse and fewer organized programs
- Not guard-gated — buyers requiring 24-hour staffed entry should compare Solera at Anthem
- ZIP-area statistics blend Terra Bella with broader Anthem and Inspirada inventory — comps require local judgment
- Extreme summer heat — 105°F+ stretches July through September, with the pool as the primary escape
Floor Plan Comparison
How Do Terra Bella's Three Floor-Plan Tiers Compare?
A like-for-like comparison of Terra Bella's three floor-plan tiers — indicative price, square footage, lifestyle fit, and HOA impact — using ZIP-area listing data via Las Vegas REALTORS. Per-tier figures are NREG-modeled from active-listing review; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Terra Bella Garden Homes | ~$330,000 | ~$270 | 28 | ~40 | Entry · Low-maintenance |
| Terra Bella Detached | ~$460,000 | ~$270 | 30 | ~70 | Detached · Private yard |
| Terra Bella Premium | ~$555,000 | ~$280 | 35 | ~40 | Largest floor plans · Views |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89044) — per-tier medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Floor Plan Deep Dive
What Is Inside Terra Bella's Three Home Tiers?
Submarket 1
Terra Bella Garden Homes
Attached garden-style homes from 1,100 to 1,500 sq ft — the community's most accessible tier. HOA covers front-yard care; shared walls keep prices at the $300K entry point. Ideal for buyers who want Anthem's address and community center at the lowest monthly cost.
Browse Terra Bella Garden Homes homes →~$330KMedian Price
28Days on Market
~40Active Listings
~$270Price / Sq Ft
Submarket 2
Terra Bella Detached
Detached single-family homes from 1,500 to 1,900 sq ft with private yards and 2-car garages — the community's most popular tier. Mid-range pricing with full detachment and a private outdoor space; the default choice for buyers wanting independence without the premium-lot price tag.
Browse Terra Bella Detached homes →~$460KMedian Price
30Days on Market
~70Active Listings
~$270Price / Sq Ft
Submarket 3
Terra Bella Premium
The largest Shea Homes floor plans at 1,900 to 2,200 sq ft, with upgraded lots, extended covered patios, and mountain or open-space views. Premium pricing for buyers who want the most space and best lot position in a 55+ community that offers no further scale-up within the gates.
Browse Terra Bella Premium homes →~$555KMedian Price
35Days on Market
~40Active Listings
~$280Price / Sq Ft
Submarket 4
Community Center & Anthem Corridor
The amenity engine Terra Bella residents use daily: the community center's pool, spa, and fitness room inside the gates, and the broader Anthem corridor — St. Rose Parkway medical access, Anthem Hills Park, and Henderson's parks system — just outside. Owning in Terra Bella puts all of this within minutes.
Browse Community Center & Anthem Corridor homes →120Community Acres
550+Shea Homes
15 minTo Henderson Hospital
30 minTo Sloan Canyon NCA
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Terra Bella
floor plan fits your retirement?
BY ZIP CODE
What Does the Terra Bella Market Look Like Across ZIP 89044?
Terra Bella sits in ZIP 89044, which the MLS uses as its reporting unit — so the table presents that single ZIP as an area corridor, broader than Terra Bella itself. The 89044 area includes Anthem, Inspirada, and surrounding Henderson master plans, which is why the area median of $554,014 runs above Terra Bella's internal price floor of $300K.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89044 | Anthem / Terra Bella / Inspirada corridor — south Henderson | $554,014 | ~$270 | 30 | 317 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. ZIP 89044 includes Anthem, Terra Bella, Inspirada, and surrounding Henderson communities — Terra Bella's internal price floor of $300K is below the ZIP-area median. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Terra Bella Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Terra Bella faster than any brochure: a $554,014 ZIP-area median, 30 median days on market, 550-plus homes, and Shea Homes Trilogy quality delivered since 2004.
$554,014
Median list price across the Terra Bella ZIP area (89044), June 2026.
Las Vegas REALTORS
$530,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
30
Median days from list to accepted offer across the 89044 ZIP area.
LVR / GLVAR, June 2026
317
Active listings in the ZIP area in June 2026 — the inventory behind every median on this page.
Las Vegas REALTORS
550+
Homes in the Terra Bella plan — all single-story Shea Homes Trilogy construction from 2004.
Community records
120
Master-planned acres in Terra Bella, within the Anthem master plan in Henderson.
Community records
9/10
GreatSchools rating at nearby John C. Vanderburg Elementary — the corridor's top zoned campus.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY TERRA BELLA
Why Does Terra Bella Stand Apart From Other 55+ Communities?
Terra Bella's case rests on value and intimacy within a proven Anthem address. The five advantages below are tied to verifiable sources — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.
- Las Vegas REALTORS / GLVAR, June 2026
Most affordable Anthem 55+ address
Homes from $300K in a Shea Homes Trilogy community within Anthem — lower entry than most guard-gated or golf-course 55+ alternatives in the corridor.
- Community records / Shea Homes
Shea Homes Trilogy quality construction
Single-story builds with open floor plans, covered patios, and energy-efficient design — the same builder whose Trilogy communities lead the active adult market nationally.
- Terra Bella HOA governing documents
HOA covers front-yard landscaping
The $120–$220/mo HOA handles front-yard upkeep and common areas, eliminating one of retirement's most time-consuming maintenance burdens.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs, zero state income tax
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax deliver two of retirement's best financial arguments in one address.
- FBI UCR / City of Henderson
Henderson safety and medical access
Henderson ranks among the safest large U.S. cities per FBI UCR comparisons, and St. Rose Dominican Hospital and Henderson Hospital are both within 20 minutes.
WHY BUY IN TERRA BELLA
What Are the Top 10 Reasons to Buy a Home in Terra Bella?
Terra Bella's case rests on value, single-story design, and low-maintenance living: Shea Homes Trilogy quality, front-yard HOA landscaping, property taxes capped at 3% under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and an Anthem address with Henderson medical access. Ten sourced reasons follow.
Shea Homes Trilogy quality
Built 2004 by Shea Homes Trilogy — single-story, open floor plans, covered patios, and energy-efficient construction that has held up well.
Community records
Most affordable Anthem 55+ option
Homes from $300K in the Anthem corridor — the value tier among active adult communities in this Henderson address.
Las Vegas REALTORS, June 2026
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for retirees drawing Social Security, IRA distributions, or pension income.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs for fixed-income retirement budgets.
NRS 361.471
HOA-managed landscaping
Front-yard care is covered by the $120–$220/mo HOA — fewer maintenance responsibilities in retirement.
Terra Bella HOA
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR data.
FBI Uniform Crime Reporting
Medical corridor minutes away
St. Rose Dominican Hospital and Henderson Hospital both within 15–20 minutes via St. Rose Parkway — critical for active adult buyers.
City of Henderson
Private community center
Pool, spa, fitness room, and activity space with an active social calendar — a right-sized amenity package for a 550-home community.
Community records
Desert recreation access
Sloan Canyon National Conservation Area for hiking and Anthem Hills Park for walking trails — both within 30 minutes.
City of Henderson / BLM
Built-out scarcity within the gate
550-plus homes on 120 acres from 2004 — no new supply can be added inside the gates, while Anthem's continued growth adds demand.
Community records / U.S. Census
New Construction
Who Builds New Homes Near Terra Bella?
Terra Bella is built out — all 550-plus Shea Homes are resale. New 55+ construction nearby comes from Del Webb (Pulte) about 15 to 20 minutes away. National builders in Inspirada and Cadence offer all-ages options for households whose companions do not meet the HOPA age requirement. Verify current availability before committing.
55+ Active Adult
Pulte / Del Webb
Del Webb brand — the national benchmark for active adult new construction
Family & Mid-Market
Lennar
High-volume builder with active adult-friendly floor-plan options
Move-Up & Luxury
Toll Brothers
Luxury production builder for buyers eyeing the premium tier
First-Time & Family
KB Home
Personalized entry-level builds near the Anthem corridor
Family
Richmond American
Value-oriented Henderson new construction
Outdoor Recreation
What Outdoor Amenities Does Terra Bella Offer?
Private pool, desert conservation hiking, and Anthem's trail network — Terra Bella's outdoor life balances in-community leisure with some of southern Nevada's most dramatic public land nearby. The City of Henderson maintains Anthem Hills Park just minutes away, and Sloan Canyon National Conservation Area opens 48,000-plus acres of desert hiking within a 30-minute drive.
IN-COMMUNITY
Terra Bella Community Center
~3 acresPool · Spa · Fitness · Social eventsHOA members
The neighborhood hub: swimming pool, spa, fitness room, multi-purpose activity space, and outdoor gathering areas — the core of Terra Bella's social and recreational life.
5 MIN
Anthem Hills Park
~15 acresWalking trails · Picnic areas · Mountain viewsFree
The closest public park to Terra Bella — walking and jogging trails with Sloan Canyon mountain views, picnic areas, and open space for morning walks.
15-20 MIN
Sloan Canyon National Conservation Area
48,438 acresHiking · Petroglyphs · Desert wildlifeFree (NCA)
One of southern Nevada's most dramatic desert conservation areas — dozens of miles of hiking trails, ancient petroglyphs, and canyon scenery 15 to 20 minutes from Terra Bella.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · FishingNPS fee
America's first national recreation area — full-size boating, coves, desert hiking, and shoreline access about 30 minutes east via US-93 and I-11.
10 MIN
St. Rose Pkwy Dining & Retail
Commercial corridorDining · Shopping · ServicesFree
The practical anchor of the Anthem lifestyle: restaurants, grocery, pharmacy, and the Henderson medical corridor along St. Rose Parkway, all within 10 minutes of the community.
10 MIN
Anthem Country Club
18 holesPrivate golfMembers
The Hale Irwin-designed private course within Anthem — not part of Terra Bella's HOA, but a short drive for golfers interested in membership.
15 MIN
Sun City Anthem (amenity day-use)
Resort amenitiesGolf · Fitness · SocialCommunity members
The larger 55+ neighbor — Sun City Anthem's courses and clubhouse serve that community's residents; notable as a comparison point for buyers weighing scale.
15 MIN
Henderson Multigenerational Center
Recreation centerFitness · Classes · AquaticsLow fee
City of Henderson's recreation center — public fitness, aquatics, and senior programming available at low cost for Henderson residents.
The Terra Bella Lifestyle
What Does a Weekend in Terra Bella Look Like?
Three everyday rhythms within reach of each other: a morning pool session at the community center, an afternoon hike at Sloan Canyon, and dinner along St. Rose Parkway — with Henderson's parks and medical corridor per the City of Henderson threading the Anthem area together.
120Community Acres
2004Year Established
550+Shea Homes Residences
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Terra Bella Homes This Weekend?
Yes — with 317 active listings in the 89044 ZIP area, most weekends include open houses across Terra Bella's three floor-plan tiers, from garden homes near $300K to premium detached plans at $600K-plus. Well-priced move-in-ready homes move fast. Set alerts, browse active listings, or call (702) 637-1759 to build your weekend tour.
Quick Answer
What does an HOA cost in Terra Bella?
Terra Bella HOA dues typically run $120 to $220 per month — covering front-yard landscaping, common area upkeep, and the community center with pool, spa, and fitness room. That is a moderate figure for a 55+ Anthem-area community and well below comparable guard-gated options. Always pull the resale package — current dues, reserve fund balance, and any assessment history — during escrow before committing.
Retiring to Terra Bella
Should I Retire to Terra Bella?
Every month, retirees from California discover that the walkable, low-maintenance retirement lifestyle priced out of reach on the coast is attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most relocations.
Why California Retirees Are Choosing Terra Bella
The tax math is immediate: California's top marginal state income tax is 13.3% — Nevada's is zero. A retiree household drawing $150,000 in combined income saves roughly $10,000 to $15,000 per year in state income taxes alone. Terra Bella adds the retirement-community argument coastal California cannot answer at the price: Shea Homes quality construction, a private pool and spa, front-yard landscaping covered by the HOA, and a social calendar built around people at your life stage.
At a $500,000 budget, California retirees often face a small condo or a long-commute attached townhome. That same budget in Terra Bella secures a detached single-story home in a 55+ community with a private yard, 2-car garage, and covered patio — with Anthem's medical corridor, St. Rose Dominican Hospital, and Henderson's parks system minutes from the front door.
According to Las Vegas REALTORS, the median list price across the Terra Bella ZIP area (89044) is $554,014. 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 nearby John C. Vanderburg Elementary at 9/10 — relevant for grandchildren visits.
Terra Bella runs on healthcare access, community services, and the Anthem corridor economy: Henderson Hospital, St. Rose Dominican Hospital, and the St. Rose Parkway medical corridor provide world-class healthcare minutes away, while Eastern Avenue and Stephanie Street put retail, dining, and services within a short drive. The broader Las Vegas metro employment core is 20 to 25 minutes north for any household with part-time or consulting income.
Cost of Living Snapshot — Terra Bella vs. Southern California
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and an effective property-tax rate of roughly 0.5–0.7%. The category that matters most for retirees: a Shea Homes 55+ community that costs $300K to $600K-plus here costs well above $800K to $1M-plus in comparable California retirement enclaves.
| Metric | Terra Bella, Henderson NV | Southern California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $554,014 (89044) | $800K–$1M+ typical |
| 55+ Community Entry Point | From $300K (Terra Bella) | $600K–$900K+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| HOA (community center + landscaping) | $120–$220/mo | $300–$600/mo+ typical |
Figures are approximate, for illustration. Contact our team for current market data.
Terra Bella Rental Market — Rent vs. Own
Because Terra Bella is a 55+ community, long-term rental demand is driven by active adult households seeking the lifestyle without ownership. Single-family home rents in the broader 89044 ZIP area typically run $2,000 to $2,600 per month, with attached garden-style units somewhat lower. For retirees who prefer ownership, the combination of fixed mortgage payments, HOA-managed landscaping, and Nevada's zero income tax makes the monthly ownership cost predictable for long-term budgeting.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a retirement move to Terra Bella? Our team specializes in active adult relocation — virtual community tours, floor-plan comparisons across 55+ options, HOA document review, and closing coordination without flying in repeatedly.
Start Your Retirement Home SearchRELOCATION TIMELINE
How to Relocate to Terra Bella in 8 Steps
From first research to keys-in-hand, here is the 8-to-12-week timeline most Terra Bella 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.
Verify age qualification
Confirm that your household meets HOPA requirements: at least one permanent resident must be 55 or older. Pull the governing documents and occupancy policy before committing to a tour — catching a disqualifier early saves everyone time.
Choose your floor-plan tier and set a budget
Decide between garden homes from $300K (attached, 1,100–1,500 sq ft), mid-range detached from $400K (1,500–1,900 sq ft), and premium detached from $500K (1,900–2,200 sq ft). Each tier has a different HOA profile and maintenance implication.
Get pre-approved — retirement-income aware
Conventional, FHA, and VA all work across the plan's price range. Lenders vary in how they document retirement income — Social Security, IRA distributions, pensions — so use a lender experienced with active adult buyers. Get fully underwritten before touring.
Hire a Terra Bella specialist
Our agents know which floor plans have been updated, which HOA reserves look healthy, and which lots carry the best orientation for the pool and patio. That knowledge cuts time and prevents buyers from overpaying for deferred-maintenance homes.
Tour in person or virtually
Walk a garden home, a mid-range detached, and a premium lot in one afternoon — the three tiers feel genuinely different. Virtual tours work well for California and Arizona buyers coordinating a cross-state relocation without multiple flights.
Write and negotiate the offer
Move-in-ready Terra Bella homes attract competitive bids from a purpose-driven active adult buyer pool. Dated units that need kitchen or HVAC updates give buyers leverage. Your agent's read on the specific floor plan and condition sets the strategy.
Inspection, HOA docs & appraisal
Shea Homes from 2004 are approaching 20 years — HVAC systems (typically 15-to-20-year life), water heaters (10-to-15 years), and roofing are priority inspection items. Pull the HOA resale package: dues, reserve fund, CC&Rs, and any pending special assessments.
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. If you are establishing Nevada domicile for income-tax purposes, consult a tax advisor on the effective-date documentation.
ECONOMY & JOBS
What Drives the Terra Bella Area Economy?
Terra Bella's corridor runs on healthcare and Henderson's employment base. According to the U.S. Bureau of Labor Statistics, the metro labor market remains strong and Henderson incomes run above the county median. St. Rose Dominican Hospital and the St. Rose Parkway medical corridor anchor employment and daily services within 15 minutes.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
15 minTo St. Rose Dominican HospitalVia St. Rose Parkway
20 minTo Harry Reid AirportVia I-215 W
Top Terra Bella-Area Employers
- St. Rose Dominican Hospital (Siena campus)Major healthcare campus on St. Rose Parkway — the area's largest medical employer and a critical resource for active adult residents
- Henderson HospitalFull-service hospital minutes from the Anthem corridor — urgent care, specialty medicine, and surgical services
- St. Rose Pkwy medical corridorDozens of specialist offices, urgent care centers, and healthcare support businesses along the corridor
- Anthem area retail & diningEastern Avenue and Stephanie Street retail strips, including grocery, pharmacy, restaurants, and service businesses
- Clark County School District (Anthem campuses)John C. Vanderburg Elementary, Del E. Webb Middle, and area schools serving the Anthem corridor's school-age population
- City of HendersonMunicipal campus and city services covering parks, public safety, water, and community programming for Anthem-area residents
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Terra Bella Compare to Other Henderson 55+ Communities?
If you are weighing Terra Bella against other active adult addresses in the Henderson area, this side-by-side covers the metrics buyers ask about most, updated June 2026. Terra Bella wins on entry price and HOA-managed landscaping; Sun City Anthem wins on amenity scale and golf; sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Terra Bella | Solera at Anthem | Sun City Anthem | Henderson |
|---|---|---|---|---|
| Median List Price | $554K (ZIP area 89044) | ~$490K (area) | ~$470K (area) | $548K |
| Plan Entry Price | From $300K | From $350K | From $350K | From $280K |
| Age Restriction | 55+ (HOPA) | 55+ (guard-gated) | 55+ (HOPA) | None |
| Guard-Gated | No | Yes | No | Varies |
| Golf Course | None (Anthem CC nearby) | None (Anthem CC nearby) | 2 courses | Varies by community |
| HOA / Month | $120–$220 | ~$200–$350 | ~$150–$300 | Varies |
| Community Scale | 550+ homes (intimate) | ~500+ homes | 7,000+ homes (resort) | City of 331,857 |
| Builder | Shea Homes (Trilogy) | Various | Pulte / Del Webb | Multiple |
| Best For | Value · Low-maintenance · Anthem address | Security · Gated 55+ | Amenity scale · Golf · Social programs | All ages · Variety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Terra Bella figures are ZIP-area (89044) — broader than the plan itself. Community-level plan entry prices and HOA ranges are from community records. Last updated June 2026.
Cost of Ownership
What Will Terra Bella Cost You Each Month?
A $554,014 ZIP-area-median Terra Bella purchase runs about $4,042 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the Anthem area, and budget the HOA tier that makes Terra Bella one of Henderson's most cost-predictable active adult addresses.
Payment Estimator
Estimate Your Terra Bella Payment
$4,157
Estimated Monthly Payment
- Principal & Interest$3,317
- Property Tax$282
- Insurance$150
- HOA$200
- PMI$208
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 Terra Bella right now?
Active adult demand keeps Anthem-area rents firm, and the monthly gap narrows once equity and tax effects are counted. For retirees with a 7-to-10-year horizon and fixed-income budgets, Nevada's zero income tax and the 3% property-tax cap make ownership economics particularly compelling vs. renting.
OWN (10% DOWN, 7%)
$4,042 / mo
- Principal & Interest
- $3,317
- Property Tax (~0.6%)
- $277
- Homeowners Insurance
- $130
- HOA (Terra Bella blended)
- $170
- PMI (10% down)
- $228
5-year net cost:~$158,000
Equity built:~$141,000
RENT (ANTHEM AREA MEDIAN)
$2,250 / mo
- Median Anthem Area Rent (SF)
- $2,250
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$147,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Terra Bella home for five years produces net ownership economics competitive with renting once principal paydown, appreciation, and the Nevada income-tax savings are counted — and the owner retains roughly $141,000 in equity (including the down payment) while the renter retains none. For fixed-income retirement budgets, the payment predictability of a fixed mortgage plus capped property taxes is an underrated advantage over annual rent increases.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $170/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Floor-Plan Tier
Terra Bella's HOA is unified across the community with dues ranging $120 to $220 per month depending on floor-plan type and lot. The dues cover front-yard landscaping, common-area maintenance, and the community center — pool, spa, fitness room, and activity space. Confirm the exact dues, transfer fees, reserves, and any special-assessment history in the resale package during escrow.
Garden Homes (Attached)
$120–$160 / mo
Attached garden-style homes, 1,100–1,500 sq ft
$120–$160
Includes:
Front-yard landscaping, common areas, community center access (pool, spa, fitness)
Typical attached floor plans
$120–$160
Includes:
Shared exterior maintenance elements partially included depending on specific association rules
Detached Single-Family
$150–$200 / mo
Detached homes, 1,500–1,900 sq ft
$150–$200
Includes:
Front-yard landscaping, common areas, community center — private yard maintenance by owner
Mid-range and premium detached
$150–$200
Includes:
Same service scope; dues reflect the larger common-area infrastructure serving detached sections
Premium Detached (Upgraded Lots)
$180–$220 / mo
Largest floor plans, 1,900–2,200 sq ft
$180–$220
Includes:
Front-yard landscaping, common areas, community center — premium positioning may carry top of range
Mountain or open-space-view lots
$180–$220
Includes:
Same service scope; confirm whether view-lot premium translates to a dues tier in the governing documents
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Terra Bella?
Terra Bella sits in the Anthem corridor with I-215 and US-93 nearby — most residents reach medical care, retail, and daily services on St. Rose Parkway without a freeway. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, considerably shorter than coastal-metro averages most relocators leave behind.
Drive Times from Terra Bella
- 10 minSt. Rose Pkwy medical & diningEastern Ave
- 5 minAnthem Hills ParkAnthem Pkwy
- 15 minHenderson HospitalSt. Rose Pkwy
- 15 minWater Street (downtown Henderson)Eastern Ave north
- 20 minHarry Reid Intl AirportI-215 west
- 25 minLas Vegas StripI-215 → I-15 north
- 30 minLake Mead (Hoover Dam area)US-93 / I-11 north
- 15-20 minSloan Canyon NCABicentennial Pkwy south
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 Terra Bella?
Most Terra Bella purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash deals can close in 7 to 14 days. Financed buyers should allow extra days for appraisal and HOA document delivery. Shea Homes from 2004 are near replacement age for HVAC and water heaters — build inspection-response time into your offer.
Quick Answer
What down payment do you need to buy in Terra Bella?
Most Terra Bella buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of the plan's price spectrum, and VA loans allow 0% for eligible veterans. On the $554,014 ZIP-area median, plan roughly $27,700 (5%) to $110,803 (20%); entry garden homes near $300,000 need as little as $10,500 down with FHA. Jumbo financing only enters the picture on the largest premium-lot floor plans at $600K-plus.
Terra Bella FAQ — 18 Answers
What Do Terra Bella Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Terra Bella?
Across the Terra Bella ZIP area — 89044 — the median list price is about $554,014 per Las Vegas REALTORS, with a $530,000 closed median over the past hundred days. Inside the Terra Bella plan itself, pricing spans attached garden homes from the $300Ks, mid-range detached single-family homes from $400K to $500K, and the largest premium floor plans from $500K to $600K-plus on upgraded lots.
What is the age requirement for Terra Bella?
Terra Bella is a 55+ community: at least one permanent resident in each household must be 55 or older, consistent with the federal Housing for Older Persons Act (HOPA). The restriction applies to permanent residents, not guests — grandchildren and family visitors may stay for defined periods per the governing documents. Before making an offer, have your agent pull the exact occupancy rules so your household qualifies without surprises at closing.
Is Terra Bella guard-gated?
No — Terra Bella is not guard-gated, which is a primary reason its pricing starts around $300,000, among the most accessible 55+ entry points in the Anthem area. The community sits within the broader Anthem master plan. If a 24-hour staffed gate is essential, Solera at Anthem is a nearby guard-gated 55+ alternative. Our team can compare both communities against your budget and lifestyle priorities.
Who built Terra Bella?
Shea Homes developed Terra Bella beginning in 2004, under their Trilogy active adult brand. Shea is recognized for quality construction, energy-efficient design, and floor plans with strong indoor-outdoor flow. Most Terra Bella homes feature open layouts, covered patios or courtyards, and low-water desert landscaping. That build pedigree shows in how well the homes have held up two decades after delivery.
What are HOA fees in Terra Bella?
HOA dues in Terra Bella typically run $120 to $220 per month — moderate for an Anthem-area 55+ community. Dues cover front-yard landscaping, common area upkeep, and the community center with its swimming pool, spa, fitness room, and activity space. Confirm the current fee schedule, reserve fund status, and any pending special assessments in the resale package during your 30-to-45-day Nevada escrow.
How does Terra Bella compare to Sun City Anthem?
Terra Bella wins on price, intimacy, and HOA simplicity; Sun City Anthem wins on sheer scale and amenities. Sun City Anthem has 7,000-plus homes, two golf courses, and an expansive clubhouse; Terra Bella has 550-plus homes, a friendly-scaled community center, and HOA fees of $120 to $220 per month. Buyers who want to know their neighbors rather than navigate a small city consistently rank Terra Bella the better personal fit.
What social activities and clubs are available in Terra Bella?
Terra Bella runs an active social calendar anchored by its community center: regular potlucks, fitness classes, game nights, and hobby groups keep the 550-plus-home neighborhood connected. The intimate scale means gatherings feel like neighborhood events rather than anonymous programs. If a specific club — cards, water aerobics, crafts — matters to you, ask us to confirm it is currently active before buying, since offerings evolve with resident interest.
What ZIP code is Terra Bella in?
Terra Bella is in ZIP code 89044 in Henderson, Nevada, within the Anthem master plan. Residents are roughly 25 minutes from the Las Vegas Strip, 20 from Harry Reid International Airport, and 15 from Downtown Henderson. St. Rose Parkway's medical facilities, dining, and shopping are just minutes away, and Sloan Canyon National Conservation Area is within about 30 minutes for desert hiking.
Does Terra Bella have a golf course?
No — Terra Bella has no golf course of its own. The community center with pool, spa, fitness room, and activity space is the recreational hub. Golfers nearby can play the Hale Irwin-designed Anthem Country Club, Sun City Anthem's courses, or several Henderson-area daily-fee courses. Skipping the course keeps HOA dues at $120 to $220 per month — a meaningful savings if golf is occasional rather than daily.
Are grandchildren allowed to visit Terra Bella?
Yes — grandchildren and family members of any age may visit and stay temporarily. The 55+ age restriction applies to permanent residents, not guests. Terra Bella, like most HOPA-qualified communities, sets guest-stay policies that commonly allow visits in a 30-to-90-day range per year. If extended family stays are part of your retirement plan, have your agent pull the exact guest policy from governing documents during due diligence.
What recreational facilities does Terra Bella include?
Terra Bella's community center features a swimming pool, spa, fitness room, multi-purpose activity space, and outdoor gathering areas — a well-sized amenity package maintained through HOA dues of $120 to $220 per month. Beyond the community, Anthem Hills Park offers walking trails and mountain views, and Sloan Canyon National Conservation Area is within a 30-minute drive for serious hikers. It is right-sized for residents who want genuine amenities without big-community overhead.
What is the cost of living in Terra Bella?
Attainable for active adult buyers. The 89044 ZIP-area median list price near $554,014 sits in the Anthem corridor, HOA dues of $120 to $220 cover front-yard care and the community center, and Nevada's zero state income tax stretches every relocating household's retirement budget. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County, while St. Rose Parkway puts medical, retail, and dining within ten minutes of the front door.
What are schools like near Terra Bella?
Although Terra Bella is a 55+ community, families with grandchildren visiting or nearby households appreciate the school quality. Zoned campuses serving the 89044 corridor include John C. Vanderburg Elementary (9/10 on GreatSchools), Del E. Webb Middle School (8/10), and Coronado High School (8/10). Pinecrest Academy of Nevada adds a strong charter option, and Henderson International School anchors the private tier. Zone boundaries vary by address — always verify.
Is Terra Bella a safe community?
Yes. Terra Bella is served 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. The 55+ demographic profile, active HOA, and established owner-occupancy rates typical of Anthem communities all contribute to a very low incident profile. Standard suburban precautions cover the realistic risk picture.
What should I know before buying in Terra Bella?
Four things move real money here. First, verify age-qualification: the HOPA occupancy rules must fit your household before you write an offer. Second, inspect thoroughly: homes from 2004 are approaching the 20-year mark for HVAC systems and water heaters. Third, confirm HOA reserves: check that the $120-to-$220 monthly dues are backed by adequate reserves for the pool, spa, and common areas. Fourth, model your full monthly cost including the HOA to stay within your retirement budget.
What down payment do you need to buy in Terra Bella?
Most Terra Bella buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers, FHA allows 3.5% across most of the plan's price spectrum, and VA loans allow 0% for eligible veterans. On the $554,014 ZIP-area median, plan roughly $27,700 (5%) to $110,803 (20%); entry garden homes near $300,000 need as little as $10,500 down with FHA. Jumbo financing only enters the picture on the largest premium-lot floor plans at $600K-plus.
What does an HOA cost in Terra Bella?
Terra Bella HOA dues typically run $120 to $220 per month — covering front-yard landscaping, common areas, and the community center with pool, spa, and fitness room. That is a modest figure for an Anthem-area 55+ address, and notably lighter than guard-gated alternatives like Solera at Anthem. Always pull the resale package — current dues, reserves, and any assessment history — during escrow before committing.
How long does it take to close on a home in Terra Bella?
Most Terra Bella purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7 to 14 days. Financed buyers should budget time for appraisal scheduling, and the HOA resale package delivery typically adds a few business days. Shea Homes construction from 2004 means the systems are approaching a meaningful age — budget inspection-response time in your offer timeline.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Terra Bella?
The eight questions Terra Bella buyers most often ask — answered with verifiable facts from the City of Henderson, Las Vegas REALTORS prices, and GreatSchools ratings. Each answer below links to the primary source so you can check every figure.
Is Terra Bella part of Anthem?
Yes — Terra Bella is a 55+ active adult community within the broader Anthem master plan in Henderson, Nevada, ZIP 89044. Anthem is a large master-planned community developed by American Nevada Corporation; Terra Bella is one of its age-restricted villages, built by Shea Homes beginning in 2004 on 120 acres.
What ZIP code is Terra Bella in?
Terra Bella is in ZIP code 89044 in Henderson, Nevada. This ZIP covers the broader Anthem and Inspirada corridor in south Henderson — the MLS reports market data at this ZIP level, so area statistics are broader than Terra Bella itself.
Is Terra Bella 55+ only?
Yes — Terra Bella is a HOPA-qualified 55+ community. At least one permanent resident per household must be 55 or older. The restriction applies to permanent residents, not guests or visitors. Pull the governing documents to verify the exact occupancy policy before writing an offer.
How big is Terra Bella?
Terra Bella covers approximately 120 acres with 550-plus single-story homes. All homes are Shea Homes Trilogy construction from 2004, ranging from about 1,100 to 2,200 square feet across three floor-plan tiers: attached garden homes, mid-range detached, and larger premium detached floor plans.
Does Terra Bella have a community pool?
Yes — the Terra Bella community center includes a swimming pool, spa, fitness room, and multi-purpose activity space. The center is private to Terra Bella residents and maintained through HOA dues of $120 to $220 per month, which also cover front-yard landscaping and common areas.
Is Terra Bella guard-gated?
No — Terra Bella is not guard-gated. It sits within the broader Anthem master plan without a staffed gate entry. This is a primary reason the community's pricing starts at $300K, below guard-gated 55+ alternatives. Solera at Anthem is the nearby guard-gated 55+ option if security is a priority.
How far is Terra Bella from the Las Vegas Strip?
About 20 to 25 minutes from Terra Bella to the Strip via I-215 west and I-15 north, depending on time of day. Harry Reid International Airport is closer — about 20 minutes via the same I-215 route.
Is Terra Bella a good retirement investment?
The fundamentals are solid: a built-out Shea Homes plan within Anthem means no new supply inside the gates, the 55+ demographic produces low turnover and stable ownership, and Nevada's zero income tax and 3% property-tax cap give fixed-income retirees two structural financial advantages over most other western retirement markets. Returns still depend on the specific floor plan and the buy price relative to comparables.
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 55+ active adult communities throughout the Anthem corridor. 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.
Ready to make a move?
Want to Talk to a Terra Bella Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume since 2009 — including 55+ active adult homes across the Anthem corridor. Floor-plan tier, HOA reserve health, and HVAC age can shift the real price by tens of thousands. Knowing those details is the whole game. Call (702) 637-1759 or tell us what you need.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Terra Bella?
Compare Terra Bella with neighboring Henderson active adult communities and broader master plans. Each card pairs the commute time with price positioning, so you can judge whether trading Terra Bella's value and HOA landscaping for gates, golf, or a larger social campus actually fits your retirement priorities.
A–Z INDEX
Which Terra Bella and Anthem Neighborhoods Can You Explore A–Z?
Terra Bella's three floor-plan tiers — garden homes from $300K, detached from $400K, and premium detached from $500K — are indexed below alongside nearby Anthem and Henderson communities. Our team can pull current listings, active dues, reserve status, and floor-plan details for any entry on request.
I
- Inspirada (nearby)
S
- Solera at Anthem (guard-gated 55+)
- Sun City Anthem (55+)
- Seven Hills (nearby)
T
- Terra Bella Detached
- Terra Bella Garden Homes
- Terra Bella Premium
KEEP LEARNING
What Else Should You Read About Terra Bella?
These guides extend the research most Terra Bella 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, including 55+ communities.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Terra Bella's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons including 55+ active adult communities.
Read →Sources & Methodology
Where Does This Terra Bella Data Come From?
Every statistic comes from a primary or government dataset, refreshed monthly. One transparency note: the MLS reports at ZIP level, and 89044 is broader than Terra Bella — it includes Anthem, Inspirada, and nearby Henderson communities — so area figures are labeled accordingly and per-tier data are modeled estimates. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Terra Bella ZIP area (89044). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Terra Bella is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and active adult community resources. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for schools serving the 89044 corridor. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026