Nevada's #1 team for Whitney real estate. Explore east Las Vegas's established 25,000-home community — affordable single-family homes from $200K to $400K, no guard gate, light HOA costs, and Henderson-border access — with live MLS data.
MEDIAN LIST PRICE (ZIP 89122 AREA)
$320K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE COMMUNITY
25,000+
Community records
ESTABLISHED
1960s
Community records
DAYS ON MARKET
30
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 14, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Whitney is a 25,000-plus-home unincorporated Clark County community in east Las Vegas — established in the 1960s, roughly 12 square miles, homes from $200K to $400K. ZIP 89122 shows a $320K median list and 29-day pace per Las Vegas REALTORS. Municipal services route through Clark County, not the City of Las Vegas — confirm jurisdiction before permitting.
Last updated September 2026 · Sources: LVR, U.S. Census, Clark County
The Whitney ZIP area (89122/89121/89142) carried 241 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning a wide range of east Las Vegas single-family homes and condos. The newest listings appear below, refreshed daily, and every active Whitney home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Whitney's pricing spans from roughly $200,000 for older western-section ranches to $400,000-plus for newer or renovated homes near the Henderson border, with the surrounding ZIP area showing a $320,000 median list per Las Vegas REALTORS September 2026 MLS data. The bands below show the estimated split of the 241 active ZIP-area listings by price tier.
The Whitney ZIP area's 241 active listings break down across six sub-neighborhoods, three property types, and the price filters below — each link opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS MLS data across ZIPs 89122, 89121, and 89142.
Whitney's six informal sub-neighborhoods differ by home vintage, price point, and commute orientation. Each card links to the most relevant hub or live search so you can match your lifestyle and budget to the right section of this 12-square-mile community.
Updated daily · 275 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by sub-neighborhood, price, beds, and property type — no spam, unsubscribe anytime. With 241 active listings and a 29-day median market pace, move-in-ready homes in Whitney Ranch Area and South Whitney still attract fast offers. Alert subscribers see new listings within hours of hitting the MLS.
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 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.
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
Whitney delivers east-valley affordability with multi-directional access: 25,000-plus homes from $200K, no guard gate, light-to-no HOA costs, and a 10-minute commute to Henderson and 15 minutes to the Strip. City of Las Vegas and Clark County handle municipal services across the unincorporated community, and Nevada's zero income tax keeps ownership costs lean.
Whitney is known as east Las Vegas's most affordable established community — a 25,000-plus-home unincorporated area where 1960s ranch homes and 2000s-era tracts sit alongside Whitney Ranch Park, Sam's Town Hotel and Casino, and a 10-minute drive to Henderson, all in a no-guard-gate, light-HOA cost structure.
Whitney fits first-time buyers entering the market from $200K, cash-flow investors targeting the highest gross yields in the east valley, value-conscious families willing to supplement CCSD schools with charter and private options, California relocators escaping high taxes and home prices, and service-industry workers who want a house with a yard instead of an apartment.
Mornings start at Whitney Ranch Park or the community pool at Whitney Park; afternoons run errands along Tropicana or Flamingo Road with fast access to major retail; evenings catch a show at Sam's Town or Eastside Cannery or drive south into Henderson for dining, and weekends reach Lake Mead in 30 minutes out Boulder Highway.
Whitney anchors the east-central Las Vegas Valley as an unincorporated Clark County community, positioned between Paradise to the west, Sunrise Manor to the north, and Henderson to the south. About 12 square miles. Roughly 10–15 miles from the Strip.
Quick Answer
Yes — for the right buyer profile. Whitney delivers the east valley's most affordable established housing stock, zero-to-light HOA costs, and 10-minute access to Henderson amenities and Harry Reid Airport. The honest trade-offs: CCSD zoned schools rate 4–5/10, no master-plan amenity package within the community itself, and block-level variation across 12 square miles demands careful sub-neighborhood research. For first-time buyers, investors, and value-focused relocators, those trade-offs are worth the significant cost advantage.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the statistical backdrop for Whitney — the parent geography holds 656,274 residents with a $66,820 median household income. Community records place Whitney itself at 38,000-plus residents across 14,000-plus households with an average income near $42,000 and a 50% homeownership rate.
Whitney's resident mix reflects its affordability position: first-time buyers entering the market, long-tenure homeowners who purchased in the 1970s–1990s, east-valley workers in service and logistics industries, and small landlords with buy-and-hold rental portfolios. The community's multicultural character and range of housing vintages create one of the valley's most diverse residential footprints at the $200K–$400K tier.
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Whitney is not separately tabulated) · Updated
POPULATION & GROWTH
Whitney itself is largely built out — the 25,000-plus-home stock developed over six decades, with limited new construction in established sections. The parent Las Vegas metro continues adding residents, however, and Henderson's adjacent growth keeps demand pressure on Whitney's affordable resale stock from buyers who can't yet reach Henderson's $548K median.
Inside Whitney, growth means turnover and value improvement, not expansion: the community is built out, so every new east-valley resident seeking affordable housing competes for a fixed supply. Henderson's ongoing growth — new commercial development, employer relocations — consistently spills economic benefit across Whitney's southern border.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Whitney separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and active listings for ZIPs 89122/89121/89142 from Las Vegas REALTORS MLS data. Scope honesty first: this ZIP-area scope is broader than any single Whitney sub-neighborhood, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$318K–$342K monthly band; $340,000 median over the last 100 days — modestly above the list-price median
vs September 2025
Source: Las Vegas REALTORS
Days on Market
27–42 day monthly range; 29 median over the last 100 days — balanced-to-buyer-friendly conditions with negotiating room
vs September 2025
Source: Las Vegas REALTORS
Active Listings
241 active across three ZIPs in June 2026 — meaningful inventory depth for this price tier relative to tighter valley corridors
Source: Las Vegas REALTORS
The long view: Whitney's median sold price rose 89% between 2015 ($148,000) and 2021 ($280,000), across 6,710 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE EAST-VALLEY MARKET
Market Competitiveness
Whitney is a balanced-to-buyer-friendly market in September 2026 — 29 median days on market across ZIPs 89122/89121/89142 per Las Vegas REALTORS, with 241 active listings. Buyers have meaningful selection and negotiating room versus tighter corridors like Summerlin or Henderson. Move-in-ready homes in the Whitney Ranch Area still attract multiple offers.
Whitney is a value-and-access play — six sub-neighborhoods from $200K entry ranches to $400K-plus renovated homes near the Henderson border, no guard gate, and a commute radius reaching the Strip, airport, and Henderson in under 20 minutes. Six buyer profiles match lifestyles to sections, followed by honest pros and trade-offs.
Ready to explore homes in Whitney? Our team knows every sub-neighborhood, school zone, and investment-grade block in east Las Vegas.
Start Your Home SearchSub-Neighborhood Comparison
A like-for-like comparison of Whitney's six informal sub-neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the ZIP 89122/89121/89142 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Whitney Ranch Area | ~$350,000 | ~$225 | 27 | ~60 | Families · Newer Homes · Parks |
| South Whitney | ~$330,000 | ~$220 | 28 | ~40 | Henderson Access · Higher Values |
| Tropicana East | ~$290,000 | ~$210 | 30 | ~45 | Central Access · Established |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level — per-section medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Sub-Neighborhood Deep Dive
Submarket 1
Newer 2000s-era subdivisions in the eastern section near Whitney Ranch Park. Modern floor plans, community amenities, and the closest Whitney pricing to the Henderson border quality — the natural landing spot for buyers who want newer without paying Henderson prices.
Browse Whitney Ranch Area homes →Submarket 2
Southern Whitney bordering Henderson directly — the most desirable location in the community for families wanting Henderson amenity proximity. Slightly higher values reflect the boundary premium, and the drive to Henderson parks and commercial corridors runs under 10 minutes.
Browse South Whitney homes →Submarket 3
Established single-family homes along the Tropicana Avenue corridor with direct Strip and I-15 access from $250,000. Older stock than Whitney Ranch but solid bones — a practical choice for commuters who value the west-facing route to work over community newness.
Browse Tropicana East homes →Submarket 4
The lifestyle backbone of Whitney's east-valley positioning: Boulder Highway runs directly south to Henderson and Boulder City, continues to Lake Mead for boating and recreation, and connects north to Sam's Town and Eastside Cannery. Owning in Whitney gives access to this full corridor at a fraction of comparable Henderson pricing.
Browse Whitney Access Corridor — Boulder Highway to Lake Mead homes →STILL DECIDING?
BY ZIP CODE
Whitney spans three ZIP codes — 89122, 89121, and 89142 — each covering a different slice of the east-central Las Vegas Valley. The table below presents the primary ZIP per Las Vegas REALTORS data with the full multi-ZIP scope noted, and an honest acknowledgment that Whitney's unincorporated area boundaries do not align perfectly with ZIP borders.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89122 | Whitney Ranch Area · South Whitney · Desert Bloom · Eastern Whitney (primary) | $328,999 | ~$222 | 29 | 241* | n/a* |
| 89121 | Central and western Whitney sections · Flamingo East corridor | ~$305,000 | ~$215 | 31 | incl. | n/a* |
| 89142 | Northern Whitney · Boulder Highway corridor · Sam's Town area | ~$290,000 | ~$208 | 33 | incl. | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The 241-listing active count combines all three ZIP areas; the $328,999 median reflects the primary ZIP 89122. *Year-over-year changes intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Whitney is largely built out — most sections offer resale-only inventory spanning 1960s-to-2000s vintages, with no active builder phases inside the community. D.R. Horton, KB Home, Lennar, Richmond American, and Century Communities are all operating new-construction phases near the Henderson border and east Las Vegas corridor, putting brand-new product within a comparable commute radius.
Entry & Family
High-volume builder with east-valley and Henderson presence
Entry-Level & Family
Frequently the lowest-cost new-construction builder in the metro
Family & Move-Up
Active in Henderson-border communities east of the Strip
Family
Volume builder active in east and southeast corridor
Mid-Market Value
Value-positioned new construction near the east-valley / Henderson border
Outdoor Recreation
Three community parks, a recreation corridor to Lake Mead, and Sunset Park nearby — Whitney's outdoor footprint is modest but well-served. The City of Las Vegas and Clark County maintain parks serving the Whitney area, and Boulder Highway's direct route to Lake Mead and Henderson's extensive park network fills the larger recreation picture.
IN-COMMUNITY
The community's anchor park near Whitney Ranch Area — sports fields, playground equipment, paved walking paths, and picnic areas serving the eastern section's newer subdivisions.
IN-COMMUNITY
Community center and swimming pool anchoring the central Whitney neighborhood — basketball courts, playground, and a public pool that draws families throughout summer months.
IN-COMMUNITY
Neighborhood park in the southern Whitney section with walking trails, picnic tables, and open green space — a quieter option for morning walks and informal recreation.
10 MIN
One of the largest urban parks in Clark County — 324 acres with a lake, tennis and pickleball courts, soccer fields, a dog park, and multi-use trails. A significant amenity ten minutes west of Whitney.
30 MIN
Boulder Highway's endpoint — 110 miles of Lake Mead shoreline and 1.5 million acres of desert recreation for boating, fishing, hiking, and camping thirty minutes from Whitney.
10–15 MIN
Henderson's exceptional parks system — including Cornerstone Park and Heritage Park — is 10–15 minutes from South Whitney and accessible to Whitney residents comfortable with a short drive.
The Whitney Lifestyle
Three everyday rhythms within easy reach: morning recreation at Whitney Ranch Park or heading south to Henderson parks, afternoon entertainment at Sam's Town or Eastside Cannery, and evening ease in an established neighborhood without guard-gate protocols. City of Las Vegas and Clark County's park system thread recreational options across the east valley.
THIS WEEKEND'S OPEN HOUSES
Whitney has no guard gate, so open houses and self-scheduled showings are accessible — but with 29-day median market pace, well-priced Whitney Ranch Area homes can still move before a second open house. Set up instant alerts, browse the 241 active listings across ZIPs 89122/89121/89142, or call (702) 637-1759 and we will schedule same-day or next-day showings.
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.
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.
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
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.
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.
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.
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.
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.
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.
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.
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 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
Whitney residents work across Strip hospitality and gaming, east-valley logistics and distribution, healthcare at nearby UNLV Medical Center and Henderson hospitals, and Henderson's growing commercial sector. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market shows strong employment in the service, healthcare, and logistics sectors that anchor east-valley residential demand.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Whitney against nearby east-valley and Henderson alternatives, this side-by-side covers the metrics buyers ask about most, updated June 2026. Whitney wins on entry price and HOA costs, Henderson on schools and master-plan quality, Silverado Ranch on newness — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Whitney | Henderson | Silverado Ranch | Spring Valley |
|---|---|---|---|---|
| Entry Price | $200K | $350K+ | $350K+ | $300K+ |
| Median List Price | $329K (ZIP area) | $548K | ~$400K | ~$380K |
| Guard-Gated | No | Some communities | Some | No |
| HOA Monthly | $0–$75 | $100–$400 | $50–$250 | $0–$150 |
| Days on Market | 29 | ~22 | ~25 | ~25 |
| Airport Distance | 15 min | 20 min | 15 min | 15 min |
| Best For | Entry-level · Investors · Airport workers | Families · Schools · Master plan | Newer stock · Move-up | Value · Central access |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate Whitney separately. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
Boulder Highway, Tropicana Avenue, and Flamingo Road connect Whitney to three commute corridors — Strip west, Henderson south, and airport via I-515. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Whitney residents heading to east-valley and Henderson employers typically run under 15 minutes.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Whitney purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Conventional, FHA, and VA appraisals in the $200K–$400K range schedule faster than luxury-tier luxury equivalents. Start any HOA resale-package request the day you go under contract so dues clear before inspection deadlines.
Quick Answer
Whitney prices fall well within the $726,200 conforming limit, so conventional financing allows 3% down with strong credit — that is $9,900 on a $330,000 purchase. FHA loans allow 3.5% down with a 580-plus credit score. VA loans allow 0% down for eligible veterans. Nevada Housing Division down-payment assistance programs are also available for income-qualified first-time buyers and can be stacked with FHA or conventional financing.
Whitney FAQ — 18 Answers
Whitney spans a $200,000-to-$400,000-plus price band across its roughly 12 square miles in east-central Las Vegas. The surrounding ZIP 89122 area carried a $320,000 median list price and $340,000 median sold price in September 2026 per Las Vegas REALTORS — one of the most accessible entry points in the valley. Older 1960s ranch homes in the western sections anchor the low end; newer or fully renovated homes near Whitney Ranch Park and the Henderson border reach the upper tier. Per-square-foot pricing runs approximately $222 on sold transactions, making condition and vintage the primary value drivers. Compare across eras before offering.
Whitney is neither. It is an unincorporated Clark County community that uses Las Vegas mailing addresses but sits outside both the City of Las Vegas and the City of Henderson. It borders Henderson directly to the south, giving residents proximity to Henderson's parks, schools, and commercial infrastructure without paying Henderson's premium home prices. Service delivery — roads, code enforcement, parks — follows Clark County, not the city. Always confirm jurisdiction on the specific parcel when financing or permitting.
Whitney spreads across ZIP codes 89122, 89121, and 89142 in the east-central Las Vegas Valley. The community sits between Paradise to the west, Sunrise Manor to the north, and Henderson to the south — a roughly 12-square-mile footprint. Each ZIP carries a different blend of home ages and price points. ZIP 89122, anchoring the eastern Whitney Ranch section, shows the highest volume and the $320K median. Narrow your ZIP before touring so you shop efficiently within your budget.
Yes, particularly for buy-and-hold cash-flow investors. Whitney combines sub-$250,000 entry prices with consistent rental demand from east-valley workers and families, light HOA costs of $0–$75 monthly, and a location that borrows Henderson's growth momentum without Henderson's pricing premium. Nevada layers on zero state income tax and a 3% primary-residence property-tax cap under Nevada Revised Statutes 361.471. Ongoing park and road improvements support the appreciation thesis, but underwrite block by block — Whitney's 25,000-plus-home spread includes significant variation in condition and sub-neighborhood trajectory.
About 15 minutes via Tropicana Avenue or Flamingo Road heading west — a faster commute than many residents expect from an east-valley address. Henderson is roughly 10 minutes south on Boulder Highway; Harry Reid International Airport is approximately 15 minutes via I-515 West; and Lake Mead is about 30 minutes out Boulder Highway and US-93. That multi-directional access to employment, the airport, Henderson amenities, and outdoor recreation is one of Whitney's understated strengths for buyers and tenants alike.
Whitney is zoned to Clark County School District campuses: Elbert Edwards Elementary (5/10 on GreatSchools), Schofield Middle School (4/10), and Silverado High School (5/10). Mater Academy of Nevada (7/10) is the strongest charter option. Private standouts within reach include Henderson International School (A) and Bishop Gorman High School (A+). Explore Knowledge Academy (6/10 charter) rounds out the options. Always verify current CCSD zone assignments with the district before offering — boundaries shift between school years and Whitney's multi-ZIP footprint creates varied zoning across the community.
Whitney is well-positioned for east-valley convenience. Sam's Town Hotel and Casino and Eastside Cannery anchor local entertainment. Whitney Ranch Park (approximately 10 acres with sports fields and walking paths) and Whitney Park (with a community pool) serve recreational needs inside the community. Sunset Park and the Henderson border's amenity network extend the footprint south. The Boulder Highway corridor provides access to Boulder City and Lake Mead. Major retail lines Tropicana Avenue and Flamingo Road to the west, putting grocery, pharmacy, and restaurant density within ten minutes of most Whitney addresses.
Many older Whitney homes carry no HOA at all — that zero-dues structure reduces carrying costs meaningfully versus master-planned communities. Where HOAs exist, newer subdivisions typically charge $25 to $75 per month for basic common-area and perimeter maintenance. The overall community range runs $0–$75 monthly. Confirm each property's association status and dues during escrow, and request the full resale package — dues, reserve balance, any pending special assessments, and CC&Rs — before your inspection contingency expires.
It depends on your priority. Whitney Ranch Area near the eponymous park offers newer 2000s-era floor plans from $325,000 with stronger school proximity. South Whitney along the Henderson border delivers slightly higher values and easier access to Henderson amenities from $300,000. Tropicana East and Flamingo East corridors run from $250,000 with central positioning. The Sam's Town area starts near $225,000 with a mixed housing stock. Nevada Real Estate Group agents who know Whitney block by block can match your budget and commute to the right sub-neighborhood — call (702) 637-1759.
Henderson's median home price runs approximately $548,000 per Las Vegas REALTORS versus Whitney's $329,000 ZIP-area median — a $219,000 gap. Henderson delivers top-rated CCSD schools, master-planned parks, and lower crime statistics, which justify the premium for families prioritizing those factors. Whitney counters with an entry point that allows buyers to get into the east valley, build equity, and upgrade later while still tapping Henderson amenities from its southern border. First-time buyers and investors typically favor Whitney; school-driven families often stretch to Henderson.
The Clark County Assessor puts the effective property-tax rate at roughly 0.5–0.7% of assessed value for residential properties in this area. Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $330,000 purchase, budget approximately $1,650–$2,310 per year. Important: long-held Whitney homes often carry tax bills well below current market value because the assessed value has only risen 3% annually. The bill resets to full current-value assessment after a sale — verify the post-sale tax figure with the Clark County Assessor before building your ownership-cost model.
Whitney is an established residential area with the standard east-valley crime profile. Las Vegas tracks below national violent-crime averages overall in FBI Uniform Crime Reporting comparisons, and Whitney's predominantly owner-occupied, single-family character keeps property crime lower than mixed commercial corridors. Block-level variation exists across 12 square miles — the southern Henderson-border sections and Whitney Ranch Area consistently show stronger safety metrics. Nevada Real Estate Group recommends reviewing Clark County Sheriff precinct-level incident data for the specific block before purchasing.
Whitney carries consistent rental demand from east-valley workers, service-industry employees, and families who want more space than central Las Vegas offers at a lower price point than Henderson. Single-family rentals in Whitney typically run $1,400–$2,200 per month depending on size, condition, and sub-neighborhood. The 50% homeownership rate per the community record leaves a meaningful renter pool. Low HOA costs and a sub-$250,000 purchase entry make Whitney's gross-yield math attractive relative to higher-priced valley communities — model net operating income and vacancy conservatively.
Most of Whitney is built out — the 25,000-plus-home inventory spans the 1960s through the 2000s, with limited builder activity in established sections. Sporadic infill construction and renovation projects produce turnkey product periodically, but the primary path into Whitney is resale. Buyers specifically seeking new construction should explore nearby Henderson or east-valley communities where active builder phases are underway. Nevada Real Estate Group tracks both resale availability and active builder communities valley-wide.
Four factors move money in Whitney. First, vintage matters: 1960s homes can carry deferred maintenance — aging electrical, HVAC, roofing — that inspection-period pricing should reflect. Second, tax resets: long-held homes re-assess to current market value after sale, so verify the post-sale tax bill with the Clark County Assessor. Third, jurisdiction: Whitney is Clark County unincorporated, not City of Las Vegas — permits and services route through the county. Fourth, sub-neighborhood variation across 12 square miles is significant; identify your target blocks before touring, not after.
Most Whitney purchases fall within the conventional-loan conforming limit ($726,200 in 2026), so 3% down ($9,900 on a $330,000 purchase) qualifies with strong credit via conventional financing. FHA loans allow 3.5% down with a 580+ credit score. VA loans allow 0% down for eligible veterans. First-time buyers should also explore the Nevada Housing Division's down-payment assistance programs, which stack with FHA and conventional financing for income-qualified borrowers.
Whitney's 241 active listings across ZIP 89122/89121/89142 and a 29-day median from list to accepted offer reflect a balanced-to-buyer-friendly market in September 2026. Well-priced, move-in-ready homes still attract multiple offers, but buyers have more negotiating room than in tighter Summerlin or Henderson corridors. Investors in particular benefit from the longer market time — it allows due-diligence-heavy offers to compete without waiving inspections.
Most Whitney purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. FHA and VA transactions benefit from Whitney's sub-$400,000 price range — appraisal scheduling is generally faster at this price point than in high-end luxury ZIPs. Start the HOA resale-package request, where applicable, the day you go under contract so dues and reserves clear before your inspection contingency expires.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
Eight questions Whitney buyers ask Google and AI assistants most often — each answered with verifiable specifics drawn from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools school ratings. Every statistic links to a primary source you can verify independently.
Whitney is unincorporated Clark County — it uses Las Vegas mailing addresses and ZIP codes (89122, 89121, 89142) but sits outside the city limits of both Las Vegas and Henderson. Municipal services route through Clark County, not City of Las Vegas. The distinction matters for permits, service requests, and some HOA paperwork; confirm jurisdiction on the specific parcel before closing.
The Whitney ZIP 89122 area carried a $320,000 median list price and $340,000 median sold price in September 2026 per Las Vegas REALTORS. Individual prices range from approximately $200,000 for older 1960s ranches to $400,000-plus for newer or renovated homes near Whitney Ranch Park and the Henderson border. Condition and vintage drive the spread more than location within Whitney.
Whitney is an established residential area with a below-national-average crime profile per FBI Uniform Crime Reporting comparisons for the Las Vegas metro. Block-level variation across 12 square miles is real — southern sections near Henderson and Whitney Ranch Area show consistently stronger metrics. Review Clark County Sheriff precinct incident data for the specific block before purchasing; our agents can walk you through that research.
CCSD zoned schools in Whitney rate 4–5/10 on GreatSchools — below valley averages. Mater Academy of Nevada, a charter school, rates 7/10, and Henderson International School (9/10) and Bishop Gorman High (A+) are within 12–15 minutes for families willing to pursue private or charter enrollment. Verify CCSD zone boundaries for any specific Whitney address before offering.
Yes, particularly for buy-and-hold cash-flow strategy. Sub-$250K entry prices, $0–$75/mo HOA costs, consistent east-valley rental demand at $1,400–$2,200/mo, and proximity to Henderson growth create strong gross yield math. Nevada's zero income tax and 3% property-tax cap reduce carrying costs further. Underwrite block by block — Whitney's 12-square-mile spread creates significant variation in condition and sub-neighborhood trajectory.
South Whitney borders Henderson directly, putting the Henderson city line approximately 10 minutes away via Boulder Highway south. Henderson parks, commercial corridors, and amenities are accessible in under 15 minutes from most Whitney addresses. The Henderson median home price runs $548,000 versus Whitney's $329,000 ZIP-area median — a $219,000 gap that represents the Henderson premium for buyers who can reach it.
Whitney primarily uses ZIP 89122 for the eastern Whitney Ranch and South Whitney sections, ZIP 89121 for central and western sections, and ZIP 89142 for the northern Boulder Highway corridor near Sam's Town. ZIP 89122 is the primary ZIP for most MLS and property searches. Narrow to your specific sub-neighborhood before filtering listings, as each ZIP carries a different inventory mix.
Both are unincorporated Clark County communities with entry-level pricing, but their positions differ: Whitney sits east-central with Henderson to the south and airport access west via I-515; Sunrise Manor extends north and east from downtown with different employment corridors. Whitney's median price is modestly higher, its Henderson-border access is stronger, and its south-section safety profile is generally better. Sunrise Manor offers closer airport and downtown proximity in some sections.
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WORK WITH THE BEST
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
Compare Whitney with neighboring east-valley and Henderson-border communities. Each card pairs the drive time with price positioning, so you can judge whether trading Whitney's affordable entry for Henderson's master-plan quality or Silverado Ranch's newer stock actually buys you more lifestyle for the money.
More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Whitney's 12-square-mile footprint contains multiple informal sub-neighborhoods alongside neighboring east-valley communities. Dedicated sub-neighborhood pages are rolling out; entries below are indexed for orientation, and our team can pull current listings and school zoning for any Whitney address on request.
KEEP LEARNING
These guides extend the research most Whitney buyers do next — understanding Henderson's premium-value case, comparing east Las Vegas neighborhoods, and tracking Las Vegas-wide market data — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Complete guide to Henderson real estate — master plans, school ratings, market data, and neighborhood comparisons for the city bordering Whitney to the south.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Whitney's ZIP 89122 market data.
Read →MARKET HUB
Every Las Vegas neighborhood, price tier, and community guide in one place — find the east-valley address that matches your budget and lifestyle.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 89122/89121/89142 are broader than any single Whitney sub-neighborhood — so area statistics are labeled as such, and per-section figures are modeled estimates. Follow any link to verify a figure.
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