5/10Elbert Edwards ES
Zoned · Whitney area
K-5580 Students20:1
Las Vegas, Nevada
Whitney Homes For Sale
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)
$329K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
25,000+
Community records
ESTABLISHED
1960s
Community records
DAYS ON MARKET
29
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Whitney at a Glance?
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 $329K 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.
- The community: established in the 1960s across roughly 12 square miles — 25,000-plus homes from 1960s ranches to 2000s-era tracts, unincorporated Clark County, not part of Las Vegas or Henderson.
- The price ladder: $200K entry in western 1960s sections to $400K-plus for newer or renovated homes near Whitney Ranch Park and the Henderson border — one of the valley's most accessible price bands.
- Schools: Zoned to CCSD's Silverado High (5/10) and Schofield Middle (4/10); Mater Academy of Nevada (7/10 charter) and Bishop Gorman (A+ private) are accessible options nearby. Verify zone boundaries before offering.
- Market pace: 29-day median from list to accepted offer across ZIPs 89122/89121/89142 — balanced conditions that give buyers more negotiating room than tighter valley corridors.
- Location: 15 minutes to the Strip, 10 minutes to Henderson, 15 minutes to Harry Reid Airport — multi-directional access that makes Whitney one of the best-positioned affordable addresses in the east valley.
Last updated June 2026 · Sources: LVR, U.S. Census, Clark County
Where Can I Find Whitney Homes for Sale?
The Whitney ZIP area (89122/89121/89142) carried 241 active listings in June 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
How Many Whitney Homes Sell in Each Price Range?
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 $328,999 median list per Las Vegas REALTORS June 2026 MLS data. The bands below show the estimated split of the 241 active ZIP-area listings by price tier.
Browse Whitney Listings
How Can You Find a Whitney Home by Sub-Neighborhood, Price & Type?
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.
Which Whitney Sub-Neighborhoods Should You Explore?
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.
By Price Range
Updated daily · 241 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Whitney Listings First?
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.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION5/10 
9/10
6/10
How Are the Schools in Whitney, East Las Vegas?
Whitney's CCSD zoned schools rate 4–5/10 on GreatSchools — below valley averages — but charter and private options within reach meaningfully extend the family-friendly case for this address. Mater Academy of Nevada rates 7/10; Bishop Gorman rates A+. Always verify CCSD zone boundaries before offering.
5/10Top Rated
7/10
7/10Mater Academy of Nevada (ES)
Charter · East Las Vegas (10 min)
K-8650 Students19:1
9/10Henderson International School (ES)
Private · Henderson border (12 min)
PreK-12420 Students14:1
6/10Explore Knowledge Academy (ES)
Charter · East Las Vegas (10 min)
K-12700 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Whitney Families?
According to GreatSchools.org, Whitney's CCSD zoned schools rate 4–5/10 — honest numbers that families should weigh against the charter and private alternatives. Mater Academy of Nevada rates 7/10, and Bishop Gorman (A+) is accessible within 15 minutes. Cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 10/10 | Henderson / Spring Valley · 15 min | $200,000+ |
| 2 | Henderson International | Private | PreK-12 | 9/10 | Henderson border · 12 min | $200,000+ |
| 3 | Mater Academy of Nevada | Public charter | K-8 | 7/10 | East Las Vegas · 10 min | $200,000+ |
| 4 | Explore Knowledge Academy | Public charter | K-12 | 6/10 | East Las Vegas · 10 min | $200,000+ |
| 5 | Silverado HS | Public (zoned) | 9-12 | 5/10 | Whitney / Henderson border | $200,000+ |
SAFETY & CRIME
Is Whitney Safe?
Direct Answer
Whitney is an established residential area with a below-national-average crime profile per FBI Uniform Crime Reporting comparisons for Las Vegas. Block-level variation exists across 12 square miles — the Henderson-border south sections and Whitney Ranch Area show stronger metrics. No guard gate means standard open-street precautions apply; review Clark County Sheriff incident data for your specific block.
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Homes — established residential characterCommunity records
- Homeownership rate — owner-occupied stabilityCommunity demographics
- Over six decades of residential historyCommunity records
What Buyers Should Know
Whitney's predominantly owner-occupied, single-family character is a structural positive for neighborhood safety. High tenure and investment-motivated homeowners create engaged, watchful blocks — especially in South Whitney and the Whitney Ranch section where homeownership rates are above community averages.
The east valley's mixed commercial corridors along Boulder Highway and Flamingo Road carry more incident density than the residential interior. For buyers evaluating safety, interior blocks set back from arterials and closer to Whitney Ranch Park show the most favorable profiles.
For buyers wanting additional data, the Las Vegas Metropolitan Police Department and Clark County Sheriff both publish precinct-level crime reports. Nevada Real Estate Group agents can point you to the right datasets for any specific Whitney address before you offer.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in Whitney, East Las Vegas?
The Answer
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.
What is Whitney known for?
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.
Who should live in Whitney?
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.
What is daily life like?
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.
Location
Where Is Whitney
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.
Henderson
10
Min
Strip
15
Min
Harry Reid Airport
15
Min
Sam's Town Casino
5
Min
Lake Mead
30
Min
Whitney
At a Glance$328,999
Median List Price (ZIP 89122 area)
$340,000
Median Sold (past 100 days)
241
Active Listings (ZIPs 89122/89121/89142)
29
Days on Market
- Setting
- Unincorporated · East Las Vegas Valley
- Area
- ~12 sq mi
- Homes
- 25,000+
- Established
- 1960s
- Developer
- Various builders over 6 decades
- Guard-Gated
- No
- HOA Range
- $0–$75/mo (many homes have none)
- Price Range
- $200K–$400K+
- Entertainment
- Sam's Town · Eastside Cannery (5 min)
- Sunshine
- 300 days/year
- Schools
- CCSD + Mater Academy charter + Bishop Gorman private
- Distance to Strip
- ~15 min
LIVABILITY REPORT CARD
How Does Whitney Score for Livability?
Whitney earns top marks for affordability and multi-directional access, with honest trade-offs on school ratings and the absence of a guard gate or master-plan amenity package. Below is our category-by-category report card — the same six factors our agents walk through with every first-time buyer and investor considering this east-valley address.
Grade A+: Affordability
Sub-$330K median, $0–$75/mo HOA, no guard-gate premium, and Nevada's zero state income tax combine to make Whitney the most cost-efficient established community in the east Las Vegas Valley.
Grade B: Schools
CCSD zoned schools rate 4–5/10 on GreatSchools; Mater Academy of Nevada (7/10 charter) and Bishop Gorman (A+ private) supplement the public options nearby. Families willing to use charter or private options get a meaningful step up.
Grade A: Location & Access
15 minutes to the Strip, 10 minutes to Henderson, 15 minutes to Harry Reid Airport — east-valley positioning that serves commuters, airport workers, and Henderson-adjacent families equally well.
Grade B+: Amenities
Whitney Ranch Park, Whitney Park (with community pool), Desert Bloom Park, Sam's Town, and Eastside Cannery anchor community life. Henderson's superior amenity network is 10 minutes south.
Grade B: Safety
Las Vegas tracks below national violent-crime averages in FBI UCR comparisons. Whitney's established residential character is a positive factor; block-level variation across 12 square miles is real — review precinct data for your specific address.
Grade A: Investment Return
Sub-$250K entry prices, light HOA costs, consistent rental demand, and proximity to Henderson growth create some of the best gross yield math in the valley. Underwrite block by block for net-yield accuracy.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Whitney a good place to live in east Las Vegas?
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
DEMOGRAPHICS
Who Lives in Whitney?
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.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Whitney is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Whitney Area Growing?
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.
656,274Las Vegas city residents (Census)
25,000+Homes in Whitney community
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
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.
LIVABILITY SCORES
How Does Whitney Score for Livability?
Whitney pairs A-grade affordability and multi-directional access with honest trade-offs: CCSD zoned schools in the 4–5/10 range, no master-plan amenity package, and block-level variation across 12 square miles. The rings below break the composite into six categories benchmarked against Census, FBI UCR, and GreatSchools data.
- 79B+
Overall Livability
- 65C+
Schools (zoned)
- 74B
Safety
- 95A+
Affordability
- 78B+
Amenities & Access
- 88A
Investment Return
MARKET TRENDS · LAST 12 MONTHS
How Is the Whitney Real Estate Market Trending?
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 May 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 May 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
vs May 2025
Source: Las Vegas REALTORS
29
MEDIAN DAYS ON MARKET
$329K
ZIP-AREA MEDIAN LIST
241
ACTIVE LISTINGS (ZIPs 89122/89121/89142)
< 1 hr
OUR RESPONSE TIME
ACTIVE EAST-VALLEY MARKET
Get matched with a
Whitney specialist.
Market Competitiveness
How Competitive Is Whitney Right Now?
Whitney is a balanced-to-buyer-friendly market in June 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.
58Balanced
- 29 daysMedian days on market (sold, 100d)
- 25,000+Total homes in community
- 241Active listings (ZIPs 89122/89121/89142, June 2026)
- $222/sqftMedian sold price per sq ft
Is Whitney Right for You?
Who Should Buy a Home in Whitney?
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.
Which Whitney Sub-Neighborhoods Fit Your Buyer Type?
First-Time Buyers
- Entry from $200K — most accessible in the east valley
- FHA 3.5% down and Nevada Housing Division assistance available
- Whitney Ranch Area for newer homes in the $325K–$375K range
- Verify CCSD zones; charter options supplement zoned schools
Cash-Flow Investors
- Sub-$250K entry with $1,400–$2,200/mo gross rent potential
- Light HOA costs ($0–$75/mo) maximize net operating income
- Consistent east-valley worker and family tenant demand
- Underwrite block by block — sub-neighborhood variation is significant
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Single-family home with yard from $200K — fraction of California prices
- Airport 15 minutes away for frequent fliers
- Nevada DMV within 30 days; vehicle registration within 60
Henderson-Adjacent Families
- South Whitney borders Henderson — 10 min to Henderson parks and schools
- Henderson median is $548K vs Whitney's $329K — $219K savings
- Access Henderson amenities without paying Henderson prices
- Compare South Whitney and Silverado Ranch for best Henderson-border value
Airport Workers
- Harry Reid Airport 15 minutes via I-515 West — tightest airport commute in the east valley
- Affordable purchase price minimizes total housing cost on shift-worker income
- Multiple routing options via Boulder Hwy, I-515, Tropicana, and Flamingo
- Strong rental demand from fellow airport workers if pivoting to investment
Value Move-Up Buyers
- Move from entry ranches to Whitney Ranch Area newer homes without leaving the community
- South Whitney delivers near-Henderson quality at east-valley prices
- No guard-gate premium — money goes to square footage, not security infrastructure
- Compare to Silverado Ranch and Spring Valley for the same budget
Best Fit For
- First-time buyers — the most accessible entry-level single-family inventory in the east Las Vegas Valley from $200,000.
- Cash-flow investors — sub-$250K purchase prices combined with consistent rental demand and light HOA costs for strong gross yields.
- California relocators — zero Nevada state income tax, sub-$330K median home prices, and a 15-minute airport commute.
- Henderson-adjacent families — South Whitney delivers Henderson proximity at a $219,000 discount to the Henderson median.
- Airport workers — Harry Reid Airport 15 minutes via I-515 — the tightest airport commute of any sub-$330K east-valley community.
- Value move-up buyers — upgrading from entry ranches to 2000s-era Whitney Ranch homes without paying guard-gated or master-plan premiums.
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 SearchPros
- Entry prices from $200,000 — most affordable established single-family market in the east Las Vegas Valley
- Zero-to-$75/mo HOA costs — many homes carry no HOA whatsoever, keeping carrying costs lean
- Henderson border to the south — 10 minutes to Henderson parks, amenities, and infrastructure
- 15 minutes to the Strip, 15 minutes to Harry Reid Airport — exceptional commute radius for the price
- Nevada zero income tax and 3% property-tax cap under NRS 361.471 — consistent ownership-cost advantages
- Liquid resale market with 25,000-plus homes and 241 active listings — deep comparable-sale base for pricing
- Consistent rental demand from east-valley workers and families — gross yields among the strongest in the metro
Honest Considerations
- CCSD zoned schools rate 4–5/10 — families relying on public schools should evaluate charter and private alternatives
- No guard gate or master-plan amenity package — community character depends on open-street management
- Significant block-level variation across 12 square miles — sub-neighborhood research is mandatory, not optional
- 1960s-era homes can carry deferred maintenance — HVAC, roofing, electrical — that inspection pricing must account for
- Tax resets: long-held homes re-assess to full current value after a sale — verify the post-sale bill before budgeting
- Extreme summer heat — 108°F-plus stretches July through September, like all of the Las Vegas Valley
Sub-Neighborhood Comparison
How Do Whitney's Key Sub-Neighborhoods Compare?
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
What's Inside Whitney's Top Sub-Neighborhoods?
Submarket 1
Whitney Ranch Area
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 →~$350KMedian Price
27Days on Market
~60Active Listings
~$225Price / Sq Ft
Submarket 2
South Whitney
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 →~$330KMedian Price
28Days on Market
~40Active Listings
~$220Price / Sq Ft
Submarket 3
Tropicana East
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 →~$290KMedian Price
30Days on Market
~45Active Listings
~$210Price / Sq Ft
Submarket 4
Whitney Access Corridor — Boulder Highway to Lake Mead
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 →10 minTo Henderson
15 minTo Airport
30 minTo Lake Mead
25,000+Established Homes
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Whitney
sub-neighborhood fits your needs?
BY ZIP CODE
What Does the Whitney Market Look Like Across Its ZIP Codes?
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.
BY THE NUMBERS
Which Statistics Define Whitney Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, or GreatSchools — capture Whitney faster than any brochure: a $329K ZIP-area median, 29 median days on market, 25,000-plus homes across 12 unincorporated square miles, and entry prices starting near $200K.
$328,999
Median list price across the Whitney ZIP 89122 area (east Las Vegas), June 2026.
Las Vegas REALTORS
$340,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
29
Median days from list to accepted offer — balanced conditions with negotiating room for buyers.
LVR / GLVAR, June 2026
25,000+
Homes in the Whitney community — one of the largest established neighborhoods in east Las Vegas.
Community records
$222
Median sold price per square foot — one of the most affordable per-sqft metrics in the Las Vegas Valley.
LVR / GLVAR, June 2026
$0–$75
Monthly HOA range — many homes carry no HOA, keeping carrying costs at a minimum.
Community records
$200K
Entry price for Whitney — the most accessible established single-family market in the east Las Vegas Valley.
Community records / LVR
$66,820
Median household income in Las Vegas city, the parent statistical area per U.S. Census QuickFacts.
U.S. Census QuickFacts
WHY WHITNEY
Why Does Whitney Stand Apart From Other East-Valley Options?
From entry-level pricing to Henderson-border access, Whitney occupies a cost-per-location position that no other established east Las Vegas community can match. Five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI UCR, Census figures, GreatSchools, and Las Vegas REALTORS — check every claim.
- Las Vegas REALTORS / GLVAR, June 2026
Most affordable established east-valley address
Sub-$330K ZIP-area median with $0–$75/mo HOA costs — 25,000-plus homes across 12 square miles, no guard-gate premium, and genuine entry-level pricing at $200K.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — meaningful savings for every household, and a hard financial floor that Clark County property taxes alone rarely penetrate.
- NRS 361.471
3% property-tax cap
Annual increases on a primary residence are capped by NRS 361.471 — predictable carrying costs that matter most at the affordable price band where carrying costs are the largest share of income.
- Las Vegas REALTORS / GLVAR, June 2026
Henderson-border access without Henderson prices
South Whitney's Henderson border puts Henderson parks, commercial amenities, and infrastructure within 10 minutes at a $219,000 price discount versus the Henderson median.
- Community records / NDOT
Multi-directional commute access
15 minutes to the Strip, 10 minutes to Henderson, 15 minutes to the airport — three major employment and amenity destinations accessible in under 20 minutes from most Whitney addresses.
WHY BUY IN WHITNEY
What Are the Top 10 Reasons to Buy a Home in Whitney?
Whitney's case rests on cost efficiency and location, not amenity luxury: the east valley's most affordable established address, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, Henderson-border access at a $219K discount, and 25,000-plus homes creating a liquid resale market. Ten sourced reasons follow.
Entry prices from $200K
The east valley's most accessible established community — single-family homes starting around $200,000 versus the Las Vegas metro median of $476,000.
Las Vegas REALTORS / GLVAR, June 2026
Zero state income tax
Nevada levies no personal income tax — six-figure and modest income alike save versus any California or income-tax state equivalent.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by NRS 361.471 — predictable carrying costs regardless of how fast the market appreciates.
NRS 361.471
Light-to-no HOA costs
Many Whitney homes have no HOA at all; where associations exist, dues run $25–$75/mo — a fraction of master-planned-community carrying costs.
Community records
Henderson amenity access without the price
South Whitney borders Henderson directly — 10 minutes to Henderson parks, schools, and commercial infrastructure at a $219,000 median-price discount.
Las Vegas REALTORS, June 2026
Airport proximity
Harry Reid International Airport is approximately 15 minutes via I-515 West — the tightest airport commute of any affordable east-valley address.
Community records / NDOT
Consistent rental demand
East-valley worker and family demand keeps rental vacancy low — Whitney single-family rentals run $1,400–$2,200 monthly with strong occupancy.
Nevada Real Estate Group market analysis
Established community character
Over six decades of residential history means mature landscaping, known neighbors, and a settled street character that new developments cannot fast-track.
Community records
Liquid resale market
With 25,000-plus homes and 241 active listings, Whitney has one of the deepest resale pools in the east valley — buyers and sellers both benefit from active comparable sales.
Las Vegas REALTORS / GLVAR, June 2026
Multi-directional access
15 minutes to the Strip, 10 to Henderson, 15 to the airport, 30 to Lake Mead — a commute and recreation radius no other sub-$330K valley address matches.
Community records / NDOT
New Construction
Who Builds New Homes In and Around Whitney?
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
D.R. Horton
High-volume builder with east-valley and Henderson presence
Entry-Level & Family
KB Home
Frequently the lowest-cost new-construction builder in the metro
Family & Move-Up
Lennar
Active in Henderson-border communities east of the Strip
Family
Richmond American
Volume builder active in east and southeast corridor
Mid-Market Value
Century Communities
Value-positioned new construction near the east-valley / Henderson border
Outdoor Recreation
What Outdoor Amenities Does Whitney Offer?
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
Whitney Ranch Park
~10 acresPlayground · Sports Fields · Walking Paths · PicnicFree
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
Whitney Park
~8 acresCommunity Pool · Basketball · PlaygroundFee for pool
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
Desert Bloom Park
~5 acresWalking Trails · Picnic · Open SpaceFree
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
Sunset Park
~324 acresLake · Tennis · Soccer · Dog ParkFree
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
Lake Mead National Recreation Area
1.5 million acresBoating · Fishing · Hiking · SwimmingNPS fee
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 parks network
Multiple parksSoccer · Walking · Events · NatureFree
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
What Does a Weekend in Whitney Look Like?
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.
25,000+Established Homes
1960sCommunity History
15 minTo the Strip
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Whitney Homes This Weekend?
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.
Quick Answer
What are HOA fees in Whitney?
Many Whitney homes carry no HOA at all — a genuine $0/month cost structure that meaningfully lowers carrying costs versus master-planned communities. Where HOAs exist, newer subdivisions typically charge $25 to $75 per month for basic common-area maintenance. Request the full resale package — current dues, reserve fund balance, and any pending special assessments — before your inspection contingency expires.
Moving to Whitney
Should I Move to Whitney in East Las Vegas?
Buyers priced out of Henderson find that Whitney's sub-$330,000 median delivers the east-valley location at a fraction of the cost. California households escape up to 13.3% state income tax per the Franchise Tax Board; Nevada's is zero — and Whitney's light-HOA, no-guard-gate cost structure keeps monthly expenses lean.
Why Value-Focused Buyers Are Choosing Whitney
The tax math works at every price point in Nevada, but it hits hardest for first-time buyers and investors where every dollar counts. California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $80,000 saves over $6,000 per year. Whitney adds the affordability argument no Henderson zip can answer: 25,000-plus established homes from $200,000 in a location 15 minutes from the Strip, 10 minutes from Henderson, and 15 minutes from Harry Reid Airport.
At a $330,000 budget, California buyers are looking at a modest apartment in a competitive market with no path to equity. That same budget in Whitney secures a single-family home with a yard, garage, and east-valley access to Henderson parks, airport, and Strip employment — all with Nevada's zero income tax stretching every dollar further and HOA costs as low as $0 per month.
According to Las Vegas REALTORS, the median list price across ZIP 89122 is $328,999. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas below national violent-crime averages, and GreatSchools tracks charter and private options nearby for families who want to supplement CCSD zoned assignments.
Whitney runs on the east Las Vegas economy: Boulder Highway commercial activity, Strip employment 15 minutes west, Henderson's growing healthcare and tech corridor 10 minutes south, and airport-adjacent logistics and hospitality employment. The community's affordable housing stock creates strong rental demand from essential workers, service-industry employees, and families who prioritize space over address prestige.
Cost of Living Snapshot — Whitney, NV vs. Los Angeles, CA
Day-to-day costs run significantly lower than California across every major category. Nevada has no state income tax, property tax rates roughly half of California's on new purchases, and home prices a fraction of comparable California markets. The category that flips hardest for relocators: a single-family home with a yard costs $200K–$400K here versus $700K–$1.5M in comparable Southern California suburbs.
| Metric | Whitney, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Single-Family Home Entry | $200K (Whitney) | $700K+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| HOA (typical) | $0–$75/mo | $200–$600/mo typical |
| Airport Commute | 15 min (Harry Reid via I-515) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Whitney Rental Market — Rent vs. Own
Single-family rentals in Whitney typically run $1,400–$2,200 per month depending on size, condition, and sub-neighborhood. The community's 50% homeownership rate leaves a large renter pool, and east-valley worker demand is consistent year-round. Short-term rentals are tightly regulated in Clark County — confirm rules before underwriting nightly income on any Whitney property.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Planning an east-valley relocation or evaluating Whitney for investment? Our team knows the sub-neighborhoods, school zones, and investment-grade blocks that maximize your dollar at this price point.
Start Your Whitney Home SearchRELOCATION TIMELINE
How to Relocate to Whitney in 8 Steps
From first research to keys-in-hand, here is the 8-12 week timeline most Whitney buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Choose your sub-neighborhood and budget
Decide which Whitney section you are targeting: $200K–$270K entry ranches in Boulder Highway or Sam's Town area, $270K–$330K mid-tier in Flamingo East or Tropicana East, or $330K–$400K+ near Whitney Ranch or the Henderson border. Each carries different school zones, commute orientations, and renovation needs.
Get pre-approved — conforming-loan friendly
Whitney prices fall well within the $726,200 conforming limit, making conventional, FHA, and VA financing all accessible. Work with a lender who can pre-approve quickly; in a 29-day-median market, a clean pre-approval letter gives your offer credibility before a competing buyer enters the picture.
Hire a Whitney specialist
Vintage analysis, block-level safety profiling, HOA confirmation, and school-zone verification all vary significantly across Whitney's 12 square miles. An agent who knows the specific blocks saves real money and avoids expensive surprises post-inspection.
Tour and evaluate condition carefully
Whitney's 1960s–2000s vintage range means condition varies more than in newer master-planned communities. Budget a full inspection with roofing, HVAC, electrical, and plumbing evaluation; older ranches may require significant capital at purchase. Call (702) 637-1759 to schedule same-day showings.
Write and negotiate the offer
Balanced market conditions give buyers room to negotiate — especially on older-vintage homes or properties that have been sitting. Move-in-ready Whitney Ranch and South Whitney homes attract more competition; write clean, lender-preapproved offers on those.
Inspection, HOA docs, and title
For applicable HOAs, request the resale package during the inspection period — dues, reserves, CC&Rs, and pending assessments. Confirm Clark County jurisdiction on the parcel so permits and service requests go to the correct agency.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. FHA and conventional appraisals in the $200K–$400K range typically schedule faster than luxury-tier equivalents. Cash buyers can close in 10–14 days.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Clark County water), change your address, then handle the Nevada DMV — license within 30 days, vehicle registration within 60. Welcome to the east valley.
ECONOMY & JOBS
What Drives the Whitney Economy?
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.
$42,000Estimated avg household income, WhitneyCommunity demographic records
50%Homeownership rate in WhitneyCommunity records
15 minTo Strip employment centersVia Tropicana Ave / Flamingo Rd
10 minTo Henderson commercial corridorVia Boulder Hwy south
Top Whitney-Area Employers
- Las Vegas Strip resorts and casinosThe metro's largest employment sector — 15 minutes west via Tropicana Avenue or Flamingo Road; core employer for east-valley residents
- Harry Reid International AirportAviation, cargo, hospitality, and support services employment at the airport 15 minutes west via I-515
- Henderson commercial corridorHealthcare, retail, logistics, and professional services employers 10 minutes south on Boulder Highway
- Sam's Town Hotel & Casino and Eastside CanneryLocal hospitality and entertainment employment anchoring the Boulder Highway corridor within Whitney itself
- UNLV and affiliated healthcare networkEducation and healthcare employment 20 minutes west, with growing residency and research programs
- East Las Vegas logistics and distributionWarehouse, distribution, and logistics employers along the east-valley corridors serving airport-adjacent operations
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Whitney Compare to Henderson, Silverado Ranch, and Spring Valley?
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 |
| Middle School Zone | Schofield 4/10 | Varies 6-9/10 | Varies 6-8/10 | Varies 5-8/10 |
| 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.
Cost of Ownership
What Will Whitney Cost You Each Month?
A $330,000 Whitney purchase runs about $1,960 monthly with 20% down at 7% per Freddie Mac's rate survey — one of the lowest monthly ownership costs of any east Las Vegas address. The tabs below model your payment, compare renting in the east-valley corridor, and detail HOA structure that makes Whitney's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Whitney Payment
$2,274
Estimated Monthly Payment
- Principal & Interest$1,756
- Property Tax$168
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Whitney right now?
At current east-valley rental rates, buying in Whitney at $330,000 with 20% down produces a monthly housing cost nearly comparable to renting — and equity compounds in your favor with each passing year. For 5-plus-year holds, the math decisively favors owning.
OWN (20% DOWN, 7%)
$2,010 / mo
- Principal & Interest (20% down)
- $1,760
- Property Tax (~0.6%)
- $165
- Homeowners Insurance
- $85
- HOA (if applicable)
- $0–$75
- PMI (waived at 20% down)
- $0
5-year net cost:~$90,000
Equity built:~$105,000
RENT (EAST-VALLEY MEDIAN)
$1,700 / mo
- Median Whitney-Tier Rent
- $1,700
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$111,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $330,000 Whitney home for five years nets out ahead of renting once principal paydown and conservative 3% appreciation are counted — and the owner exits with roughly $105,000 in total equity while the renter exits with none. Whitney's 25,000-plus-home depth and consistent east-valley demand support that appreciation assumption structurally.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $37.50/mo blended HOA average, ~7% resale costs.
HOA Fees by Community
HOA Fees in Whitney
Whitney's HOA picture is simple: many homes have no HOA at all, and where associations exist, dues are modest. Verify each property's exact association status and dues — and where applicable, request the resale package for reserves and any pending assessments — before your inspection contingency expires.
No HOA (most older sections)
$0 / mo
Most 1960s–1990s Whitney homes
$0
Includes:
No association fees, no CC&Rs, no resale package required — maintenance is entirely owner-managed
Newer Subdivision HOA (Whitney Ranch area)
$25–$75 / mo
Whitney Ranch and similar newer subdivisions
$25–$75
Includes:
Common-area landscaping, street lighting maintenance, basic community upkeep — standard modest suburban dues
Combined Total Range
$0–$75 / mo
All Whitney homes (combined estimate)
$0–$75
Includes:
The community-wide HOA range; most homes trend toward $0 — confirm each property in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Whitney?
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 from Whitney
- 5 minSam's Town CasinoBoulder Hwy north
- 10 minHenderson (city center)Boulder Hwy south
- 15 minHarry Reid AirportI-515 West
- 15 minLas Vegas StripTropicana Ave / Flamingo Rd west
- 10 minSunset ParkE Sunset Rd west
- 20 minDowntown Las VegasUS-95 north
- 30 minLake MeadBoulder Hwy / US-93 east
- 15 minUNLVTropicana Ave west
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 Whitney home?
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
What down payment do you need to buy in Whitney?
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
What Do Whitney Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Whitney?
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 $328,999 median list price and $340,000 median sold price in June 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.
Is Whitney part of Las Vegas or Henderson?
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.
What ZIP codes cover Whitney?
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 $329K median. Narrow your ZIP before touring so you shop efficiently within your budget.
Is Whitney a good area for investment?
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.
How far is Whitney from the Strip?
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.
What schools serve Whitney?
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.
What amenities and attractions are near Whitney?
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.
Are there HOA fees in Whitney?
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.
Which sub-neighborhoods in Whitney have the best value?
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.
How does Whitney compare to Henderson for buyers?
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.
What property taxes look like in Whitney?
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.
Is Whitney safe?
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.
What does the Whitney rental market look like?
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.
Are there new construction homes available in Whitney?
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.
What should I know before buying a home in Whitney?
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.
What down payment do you need to buy in Whitney?
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.
How competitive is the Whitney market right now?
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 June 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.
How long does it take to close on a Whitney home?
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 June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Whitney?
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.
Is Whitney in Las Vegas or unincorporated Clark County?
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.
What is the average home price in Whitney?
The Whitney ZIP 89122 area carried a $328,999 median list price and $340,000 median sold price in June 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.
Is Whitney safe to live in?
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.
Does Whitney have good schools?
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.
Is Whitney a good place to invest in real estate?
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.
How far is Whitney from Henderson?
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.
What ZIP code should I use for Whitney?
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.
How does Whitney compare to Sunrise Manor?
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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6,225+ closed transactions and $4.1B+ in volume since 2009. In a 12-square-mile community where sub-neighborhood selection, vintage analysis, and block-level safety research drive real value differences, knowing the area matters. Call (702) 637-1759 or tell us what you need and we'll find your Whitney home.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Whitney?
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.
A–Z INDEX
Which Whitney and East Las Vegas Communities Can You Explore A–Z?
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.
B
- Boulder Highway Corridor
D
- Desert Bloom Park area
F
- Flamingo East
S
- Sam's Town Area
- South Whitney (Henderson border)
T
- Tropicana East
W
- Whitney Park area
- Whitney Ranch Area
KEEP LEARNING
What Else Should You Read About Whitney and East Las Vegas?
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
Buying a Home in Henderson NV 2026
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
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Whitney's ZIP 89122 market data.
Read →MARKET HUB
Las Vegas Community 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 →Sources & Methodology
Where Does This Whitney Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 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.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Whitney ZIP 89122/89121/89142 area. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Whitney is not separately tabulated by the Census). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Las Vegas Valley area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Whitney and east Las Vegas. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates and national comparison benchmarks. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA including east-valley sector breakdowns. bls.gov
- GreatSchools.org — K-12 school ratings including Whitney zoned CCSD schools, Mater Academy charter, and Bishop Gorman private option. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Whitney-area campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the Whitney monthly payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — Nevada state income tax rates (zero) and documentation of tax advantages for Nevada residents. tax.nv.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026