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
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)
$549K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE COMMUNITY
550+
Community records
ESTABLISHED
2004
Shea Homes / Trilogy
DAYS ON MARKET
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
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 $549,000 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 September 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 September 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.
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 $549,000 per Las Vegas REALTORS September 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 · 278 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
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in 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$549,000
Median List Price (ZIP area)
$530,000
Median Sold (past 100 days)
278
Active Listings (ZIP area)
36
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
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.
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 September 2025
Source: Las Vegas REALTORS
Days on Market
28–37 day monthly range; 30 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~95/mo recent pace across the 89044 ZIP area
vs September 2025
Source: Las Vegas REALTORS
The long view: Henderson's median sold price rose 114% between 2014 ($230,000) and 2026 ($492,709), across 49,400 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
36
MEDIAN DAYS ON MARKET
$554K
ZIP-AREA MEDIAN LIST
278
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?
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
9,600+
HOMES SOLD SINCE 2011
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.
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.
Planning a move
What Should I Verify Before Moving to Terra Bella?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to Terra Bella in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the 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?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Terra Bella Payment
$4,175
Illustrative Monthly Payment
- Principal & Interest$3,317
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$208
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From 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 $549,000 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 $549,000 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 $549,000 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 September 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 9,600+ closed transactions and $4.85B+ in volume since 2011, 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.
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Want to Talk to a Terra Bella Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of 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.
More Henderson communities
- Terraces
- Tessera
- The Cliffs at Lake Las Vegas
- The District at Green Valley Ranch
- The Enclaves
- The Falls at Lake Las Vegas
- The Fountains
- The Hudson at Green Valley
- The Island at Lake Las Vegas
- The V at Lake Las Vegas
- The Village at Tuscany
- Tremezzo
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
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 →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
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).
Updated: September 2026 · Next update: September 15