Nevada's #1 team for Villas at Seven Hills real estate. Search Henderson's most attainable Seven Hills entry — attached townhomes, compact detached homes, and end-unit premiums — with live MLS data inside the 89052 ZIP.
MEDIAN LIST PRICE (ZIP AREA 89052)
$689K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE VILLAS
300+
Community records
ESTABLISHED
2003
KB Home / DR Horton
DAYS ON MARKET
31
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 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Villas at Seven Hills is the attainable entry into Seven Hills — 300+ attached and detached homes from $450K with full City of Henderson services. The 89052 ZIP area shows a $688,950 median list price and 24-day market pace per Las Vegas REALTORS.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The 89052 ZIP area carried 342 active listings in September 2026 according to Las Vegas REALTORS data. Villas attached townhomes start around $450K; premium end-unit detached homes reach $750K. Every active listing is searchable below, updated daily from the GLVAR MLS — filter by beds, baths, or price to find your unit type fast.
PRICE DISTRIBUTION
Median list price across the 89052 ZIP area sits at $688,950 per Las Vegas REALTORS September 2026 MLS data, but the range is wide — Villas attached units from $450K through Country Club estates past $7M. The bands below show our modeled split of the area's 342 active listings.
The 89052 ZIP area's 342 active listings span Villas attached townhomes, compact detached homes, and neighboring Seven Hills tiers — each link opens our live MLS search with daily updates from Las Vegas REALTORS data. Attached units start at $450K; detached reach $750K.
The Villas is one of several distinct neighborhoods within the Seven Hills master plan. The cards below link to the closest hub or live search for each tier, so you can compare current inventory and price positioning before committing to a neighborhood.
Updated daily · 380 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by unit type, price, and beds — no spam, unsubscribe anytime. Villas units at the right price move within days in a 24-median-DOM market per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
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
Low-maintenance attached and detached living inside the prestigious Seven Hills master plan — 300+ homes from KB Home and DR Horton, optional Country Club access, and full City of Henderson services. Nevada's zero state income tax and attainable entry pricing at $450K make relocation realistic.
The Villas is known as the most affordable entry into Seven Hills — a master plan whose other neighborhoods span $700K–$7M+. Townhome-style attached units and compact detached homes from $450K give buyers access to Seven Hills' pools, trails, and optional Country Club membership without the estate price tag.
It fits first-move-up buyers stepping into Seven Hills for the first time, professionals who want low-maintenance living with strong commute access, downsizers trading a large estate for a well-serviced smaller footprint, and investors who value the combination of Seven Hills' prestige address and attainable price point.
Mornings run the Seven Hills trail system or use the community pool, errands reach The District at Green Valley Ranch in ten minutes, and the I-215 beltway puts the airport fifteen minutes from the driveway. Seven Hills Country Club adds golf and dining on a membership basis for residents who want it.
Villas at Seven Hills sits within the Seven Hills master plan in south-central Henderson, ZIP 89052 — roughly 50 acres of attached and compact detached homes positioned between the I-215 beltway and the Seven Hills Country Club corridor. About 15 miles from the Strip.
Quick Answer
Yes — for the right buyer profile, it delivers exceptional value within a prestigious address. The Villas pairs Seven Hills master-plan amenity access with the lowest price point in the plan, a low-maintenance HOA structure, and Henderson's consistently top-ranked safety and city services. The honest trade-off is floor-plan size: at 1,400 to 2,600 square feet, the Villas targets couples, singles, and small families rather than households that need five bedrooms. Nevada's zero state income tax makes the comparison with coastal alternatives particularly sharp.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains the Villas — the parent city holds 331,857 residents with a median household income of $88,654. Community records put the Villas at approximately 300+ homes within the Seven Hills master plan.
The Census does not break the Villas out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the Villas, our transaction data shows a mix of professional couples and small families attracted by the Seven Hills address, downsizers trading estate maintenance for HOA-covered exteriors, and investors drawn by rental demand at a price point well below most Seven Hills tiers.
Source: U.S. Census Bureau QuickFacts, Henderson city (Villas at Seven Hills is not separately tabulated) · Updated
POPULATION & GROWTH
The Villas finished its initial build-out around 2005 — the 300+ homes are essentially all resale — while the parent city compounds steadily. Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth sustains demand for the Villas' attainable-entry Seven Hills position.
Inside the Villas, growth means turnover, not new supply: every new Henderson resident who values a Seven Hills address adds demand to a fixed stock of 300+ homes. That is the fundamental investment argument for a built-out entry-level neighborhood inside a high-prestige master plan — scarcity premium with attainable pricing.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate the Villas separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for the 89052 ZIP from Las Vegas REALTORS, covering the past twelve months. The ZIP blends Villas entry-level units with Seven Hills estates, Terracina, and Anthem-adjacent homes — use it to read overall pace and direction, not to value any single unit.
Median Sold Price
$630K–$668K monthly band; $660K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
22–30 day monthly range; 24 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~40–65 closings/mo in the 89052 ZIP area
vs September 2025
Source: Las Vegas REALTORS
The long view: Villas at Seven Hills's median sold price rose 84% between 2015 ($334,500) and 2022 ($616,000), across 8,626 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
MOVE-FAST MARKET
Market Competitiveness
The 89052 ZIP — which includes the Villas and neighboring Seven Hills communities — is a brisk market: 24 median days on market over the past hundred days per Las Vegas REALTORS data. Well-priced Villas units move quickly because they represent the most accessible Seven Hills entry; overpriced units sit and reward patient buyers.
Villas at Seven Hills is the most affordable neighborhood in the Seven Hills master plan — attached townhomes from $450K and detached homes to $750K, built by KB Home and DR Horton starting in 2003. Below, six buyer personas match real lifestyles to the Villas, with honest pros and trade-offs for each.
Ready to explore homes in Villas at Seven Hills? Our team knows every unit type, HOA tier, and attached-versus-detached trade-off in the plan.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of the four primary Seven Hills neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the 89052 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Villas at Seven Hills | ~$550,000 | ~$270 | 22 | ~35 | Entry · Low-maintenance |
| Carnegie at Seven Hills | ~$800,000 | ~$295 | 28 | ~45 | Move-up · Luxury production |
| Estates at Seven Hills | ~$1,500,000 | ~$340 | 35 | ~40 | Luxury · Toll Brothers |
| Seven Hills Country Club | ~$2,500,000 | ~$400 | 45 | ~60 | Guard-gated · Ultra-luxury |
| Anthem Henderson | ~$650,000 | ~$285 | 26 | ~85 | Master plan · Trails · Views |
| Green Valley Ranch | ~$600,000 | ~$290 | 27 | ~180 | The District · Newer phase |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89052), not neighborhood level — per-neighborhood medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
Submarket 1
The most accessible Seven Hills tier — attached townhomes and compact detached homes from $450K with full master-plan amenity access and an HOA that handles exterior maintenance on attached units.
Browse Villas at Seven Hills homes →Submarket 2
The mid-tier of Seven Hills — larger luxury production homes from about $700K, more space and finishes than the Villas, with the same amenity access and optional Country Club membership.
Browse Carnegie at Seven Hills homes →Submarket 3
Toll Brothers luxury production homes from $900,000+ — the Estates tier delivers larger lots, premium finishes, and custom-grade construction inside the Seven Hills master plan.
Browse Estates at Seven Hills homes →Submarket 4
The guard-gated crown of Seven Hills — estate and custom homes from $1.2M to $7M+ with direct Country Club proximity, valley views, and the plan's most exclusive security and privacy.
Browse Seven Hills Country Club homes →Submarket 5
The neighboring 89044 master plan — larger in scale, with its own trail system, views, and a dedicated 55+ Sun City Anthem tier. A different lifestyle from Seven Hills but worth comparing at similar price points.
Browse Anthem Henderson homes →Submarket 6
Henderson's 1990s–2000s master plan adjacent to Green Valley — The District's open-air retail on the doorstep, newer construction, and a dedicated page with market data scoped to its footprint.
Browse Green Valley Ranch homes →Submarket 7
The backbone that makes every Seven Hills tier valuable: community pools, walking trails, and parks — plus optional Seven Hills Country Club membership for golf, dining, and fitness. Every Villas resident accesses this network at the plan's most affordable price point.
Browse Seven Hills Amenity Network homes →STILL DECIDING?
BY ZIP CODE
Villas at Seven Hills sits entirely within ZIP 89052 — shared with Seven Hills Country Club estates, Terracina, and Anthem-adjacent communities. The MLS does not break 89052 into sub-ZIPs, so the table presents one blended area: pricing spans Villas attached units near $450K up to Country Club estates past $7M.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89052 | Seven Hills · Villas · Estates · Terracina · Country Club · Anthem adjacent | $698,950 | ~$315 | 24 | 342 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The 89052 ZIP encompasses multiple distinct Seven Hills tiers and Anthem-adjacent communities; the $698,950 median blends Villas entry-level units with estate and Country Club pricing. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Villas at Seven Hills is a resale-only community — the 300+ homes built by KB Home and DR Horton between 2003 and 2005 represent the entire supply. No new construction is available within the Villas itself. The new-construction pipeline sits in neighboring Henderson plans about ten to twenty minutes away, where national builders compete on incentives that change monthly.
First-Time & Family
Original Villas builder; active in newer Henderson plans
Value & Family
Original Villas builder; high-volume production nationally
Move-Up & Luxury
Builds Estates at Seven Hills tier and nearby luxury plans
Family & Mid-Market
High-volume alternative for buyers considering new construction
Family
Value-oriented Henderson construction near the Seven Hills corridor
Outdoor Recreation
In-plan parks, community pools, and the Seven Hills trail network anchor the Villas' outdoor life — and Cornerstone Park's lake and fields are ten minutes north. The City of Henderson maintains Henderson's broader parks system, and Lake Mead's shoreline begins about thirty minutes east for residents who want boating and hiking beyond the neighborhood.
IN-COMMUNITY
The Seven Hills master-plan recreational hub — community pools, playground equipment, sports courts, and walking trail connections covering the plan's core recreation needs.
IN-COMMUNITY
Paved community trails threading through Seven Hills provide morning-run and evening-walk routes without leaving the master plan — the amenity most Villas residents use daily.
10 MIN N
One of Henderson's largest regional parks — a lake for fishing and kayaking, multi-sport athletic fields, a dedicated dog park, and miles of paved trail. The go-to weekend destination for Villas families.
8 MIN
Optional membership open to all Seven Hills residents covers golf, dining, and fitness amenities — the lifestyle upgrade most Villas owners evaluate at purchase.
10 MIN
40+ shops and restaurants with outdoor seating, fountains, and a community events calendar — the valley's most-used open-air retail destination, ten minutes north via Green Valley Parkway.
12 MIN N
Desert single-track and mesa-top valley views on Henderson's northern edge — the closest true-desert escape from the Seven Hills corridor.
15 MIN S
Dramatic canyon terrain and one of the largest petroglyph sites in the Mojave Desert — fifteen minutes south for hikers who want solitude and geology beyond the park system.
30 MIN E
America's first national recreation area — full-size boating, swimming coves, and desert canyon hiking accessible within a thirty-minute drive from the Villas.
The Villas at Seven Hills Lifestyle
Three everyday rhythms within a short drive of each other: a morning loop on Seven Hills' community trails, brunch at The District's open-air restaurants, and an afternoon round at Seven Hills Country Club — with Henderson's parks and services per the City of Henderson backing every street.
THIS WEEKEND'S OPEN HOUSES
Yes — most weekends bring open houses across Seven Hills, including Villas attached and detached units on Seven Hills Drive and the surrounding KB Home corridors. In a 24-median-DOM market, well-priced units move within days. Set up instant alerts, browse active listings below, or call (702) 637-1759 to book a same-day showing.
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
Villas at Seven Hills connects residents to Henderson's diversified employment base. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Henderson incomes run well above the county median. St. Rose Dominican Hospital, The District corridor, and the Henderson municipal campus anchor local employment.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing the Villas against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Villas wins on attainable Seven Hills prestige and low-maintenance ownership, Summerlin on trail depth and newer stock, Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Villas at Seven Hills | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $450K–$750K (Villas range) | $548K | $476K | $728K |
| Active Listings | 342 (ZIP 89052) | 2,460 | 8,606 | 1,253 |
| Days on Market | 24 (ZIP area) | 21 | 20 | 21 |
| HOA Structure | $180–$320/mo (exterior maint. on attached) | Varies by community | Varies by community | Varies by village |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Established | 2003 (KB Home / DR Horton) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | None — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Attainable Seven Hills entry · Low-maintenance | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Villas income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Villas pricing is plan-specific from community records; ZIP-area statistics are broader. 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
The I-215 beltway is roughly five minutes from the Villas, and Sunset Road, Green Valley Parkway, and Eastern Avenue provide the internal Henderson grid. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — shorter than the coastal-metro averages most relocators leave behind, and the Villas' I-215 adjacency beats the Henderson average for airport and Strip access.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Villas purchases close in 30–45 days from accepted offer. Nevada uses escrow companies, not attorneys. Cash deals can close in 7–14 days. Because the Villas is an HOA community, the statutory Nevada resale-disclosure package — dues, reserves, CC&Rs — must be delivered and reviewed before closing, which adds several business days; schedule inspections immediately after acceptance to stay on track.
Quick Answer
Most Villas buyers put down 5% to 20%. Conventional loans start at 3% down for qualified buyers; FHA allows 3.5% across the Villas' sub-$600K attached tier; VA loans allow 0% down for eligible veterans. On a $550,000 mid-Villas purchase, plan roughly $27,500 (5%) to $110,000 (20%). Premium end-unit detached homes near $750K may require conforming-jumbo or portfolio loan review depending on lender guidelines — confirm early if targeting that price range.
Villas at Seven Hills FAQ — 18 Answers
Villas at Seven Hills runs from roughly $450,000 for attached townhome-style units up to about $750,000 for premium end-unit detached homes, per Las Vegas REALTORS data for the 89052 ZIP area. Floor plans span approximately 1,400 to 2,600 square feet — the most affordable entry into the Seven Hills master plan while still granting full access to the community's amenity network.
The 89052 ZIP area — which includes Seven Hills, neighboring Anthem communities, and several other Henderson master plans — carries a median list price of about $688,950 per Las Vegas REALTORS. Inside the Villas specifically, pricing runs considerably lower: attached townhome-style units anchor near $450K–$550K and premium detached homes reach toward $750K. Always pull Villas-specific comps rather than relying on the broader ZIP figure.
Yes — the Villas mixes attached townhome-style residences with smaller single-family detached homes, all built by KB Home and DR Horton starting in 2003. Attached units bring lower price points and reduced exterior maintenance, with common-area upkeep folded into HOA dues — a practical fit for professionals, downsizers, and lock-and-leave owners. Attached and detached products price and resell differently; decide which format fits your lifestyle before touring.
Expect $180 to $320 per month, depending on unit type and position. Villas dues cover exterior maintenance and common areas on attached units in addition to the Seven Hills master association fee — which is why attached-product owners often find the math competitive versus standalone homes. Coverage differs between attached and detached sections, so pull the full resale package for any specific unit and confirm exactly what the association maintains before you close.
Villas at Seven Hills is in ZIP 89052 in Henderson, Nevada. That ZIP is broader than the Villas itself — it encompasses much of the Seven Hills master plan plus parts of Anthem and other Henderson communities. For MLS searches, filter to Seven Hills or the Villas address range specifically; the ZIP-wide statistics on this page are labeled as area figures, not Villas-only counts.
Yes. Seven Hills Country Club membership is optional and open to all Seven Hills master-plan residents regardless of neighborhood — Villas owners qualify on equal footing with Estates and Carnegie owners. The club sits about eight minutes away via Seven Hills Drive and offers golf, dining, and fitness amenities. Because membership is elective and priced separately from HOA dues, you can add club access on your own timeline; request current membership tiers directly from the club before budgeting.
The Villas is the value tier of Seven Hills — the most affordable neighborhood in the master plan, with attached and compact detached homes from roughly $450,000. Carnegie at Seven Hills steps up to larger luxury production homes from about $700,000, and the Estates at Seven Hills anchors the top with Toll Brothers homes from $900,000+. All three share Seven Hills amenities and optional country club access. Match the tier to your budget and maintenance preference, then tour the finalists side by side.
Homes sold across the 89052 ZIP area over the past hundred days carried a median of 31 days from list to accepted offer per Las Vegas REALTORS MLS statistics — a fast pace for a mid-luxury market. Well-positioned and well-priced Villas units tend to move quickly given the scarcity of affordable Seven Hills entry; overpriced or dated units linger and offer negotiating room.
Low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $500,000 purchase, budget roughly $2,750 to $3,500 per year. One note specific to the Villas: long-held units often carry abated tax bills — the assessed value resets to market value after sale, so verify the post-purchase tax obligation with the Assessor before finalizing your budget.
The Villas zone into John C. Vanderburg Elementary (rated 8/10 on GreatSchools), Del E. Webb Middle School (7/10), and Coronado High School (7/10) per CCSD boundaries. Henderson International School provides a PreK–12 private option nearby, and Somerset Academy Henderson covers K–12 on the charter side. Zone boundaries shift with specific addresses — verify the exact zoning for any unit before offering, as a street-level difference can mean a different school.
Yes, with the right expectations. Compact floor plans of 1,400 to 2,600 square feet fit couples and small families well; households with several children often prefer the more spacious detached homes at the premium end. Seven Hills Park, Cornerstone Park ten minutes north, and optional Country Club amenities fill weekends, and Henderson consistently ranks among the safest large cities in the United States per FBI crime-data comparisons. The low-maintenance HOA structure is especially popular with dual-income households.
The 89052 ZIP market is healthy for investors. Attached Villas units typically rent in the $2,000–$2,500 range; larger detached homes can reach $2,600–$3,000 monthly. The combination of entry pricing below most Seven Hills tiers, solid Henderson demand, and low maintenance burdens makes the Villas a well-regarded investor play. Short-term rentals are tightly regulated by the City of Henderson and the Villas HOA — confirm rules before underwriting nightly income.
Villas residents enjoy full access to Seven Hills master-plan amenities: community pools, walking trails, parks, and optional Seven Hills Country Club membership covering golf, dining, and fitness. Seven Hills Park provides an in-plan recreation hub with a pool, playground, and sports courts. The District at Green Valley Ranch sits about ten minutes away via Green Valley Parkway, adding 40+ shops and restaurants, and Cornerstone Park offers a lake, trails, and sports fields approximately ten minutes north.
Efficient. The I-215 beltway is roughly five minutes from the Villas, putting Harry Reid International Airport about fifteen minutes west and the Strip about twenty-two minutes away via I-215 to I-15. The District at Green Valley Ranch is ten minutes north, downtown Henderson is about twelve minutes via Sunset Road, and Seven Hills Country Club is an eight-minute drive. Most daily errands stay inside a ten-minute radius.
Four things move real money here. First, attached versus detached: the two product types carry different HOA structures, maintenance obligations, and resale dynamics — decide before touring. Second, dues verification: $180–$320/mo is the range, but the exact amount depends on unit type and sub-association; pull the resale package in escrow. Third, tax reset: long-held units often carry abated tax bills that jump to market value post-sale. Fourth, comparable scope: use Villas-specific comps, not the broader 89052 ZIP median, for offers and appraisal strategy.
Most Villas buyers put down 5% to 20%. Conventional loans start at 3% down; FHA allows 3.5%; VA allows 0% for eligible veterans. On a $500,000 mid-Villas purchase, plan roughly $25,000 (5%) to $100,000 (20%). Most Villas transactions stay below the $726,200 conforming limit, keeping standard rates accessible.
The Villas HOA runs $180–$320 per month depending on unit type. Attached townhome-style units typically sit higher in that range because dues fold in exterior maintenance and building insurance in addition to common-area fees. Detached units often carry slightly lighter dues. Always verify the exact current dues, reserve balance, any pending special assessments, and what is and is not covered for the specific unit during escrow — do not rely on listing-sheet estimates.
Most purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash offers can close in as few as 7–14 days. HOA communities add a few days for resale-package delivery (the HOA resale disclosure packet is a statutory requirement in Nevada and must be reviewed before closing). Budget an extra week for HOA document lead time and schedule inspections promptly after acceptance to keep the timeline on track.
Updated September 2026
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PEOPLE ALSO ASK
Eight questions Villas buyers search on Google and ask AI tools — each answered below with verifiable facts from City of Henderson records, pricing from Las Vegas REALTORS, school ratings from GreatSchools, and closing data our team accumulates across hundreds of Henderson transactions annually.
Henderson. The Villas sit inside the City of Henderson, served by Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV 89052 — "Seven Hills" is the master plan name and "Villas" is the neighborhood name, neither is a separate municipality.
ZIP 89052, which covers the broader Seven Hills master plan and adjacent Henderson communities including parts of Anthem. The 89052 statistics on this page are labeled as ZIP-area figures — broader than the Villas alone; always pull Villas-specific comparables for offers and valuations.
Yes — the Villas at Seven Hills is the primary attached-townhome neighborhood within the Seven Hills master plan. KB Home and DR Horton built a mix of attached townhome-style residences and compact detached single-family homes starting in 2003, priced from $450,000.
The Villas HOA at $180–$320/mo covers common-area landscaping and the Seven Hills master-plan assessment for all units; attached units additionally include exterior maintenance and building insurance — a more comprehensive bundle than most Henderson standalone-home HOAs. Always verify exact coverage and reserve status for a specific unit in escrow.
Yes — the Seven Hills master plan includes community pools accessible to all residents, including Villas owners. Seven Hills Park is the in-plan recreation hub with pool access, playground, and sports courts. Private in-unit pools are less common at the Villas given the compact lot sizes, but some premium detached units have them — confirm on listing.
About ten minutes via South Green Valley Parkway north — a straight shot that makes The District's 40+ shops, restaurants, and seasonal events genuinely convenient from any Villas address.
Parts of Seven Hills are gated — specifically Seven Hills Country Club (guard-gated) and Terracina (gated). The Villas at Seven Hills is not a gated neighborhood; it operates as an open-access community within the Seven Hills master plan, with HOA common-area management rather than gate security.
The fundamentals support it: the most affordable Seven Hills entry in a low-supply finished community, rental demand at $2,000–$2,500/mo for attached units, and a 24-day ZIP-area market pace. Returns depend on the specific unit and buy price — attached and detached resale dynamics differ, and HOA dues affect the cash-flow equation for investors. Our team has closed multiple Villas investor transactions and can model the specific numbers for any unit.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, 150+ agents, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ volume since 2011, we know the Villas — every unit type, HOA sub-association, and resale dynamic. That depth made us Nevada's #1 team.
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 the Villas with neighboring Seven Hills tiers and Henderson master plans. Each card pairs drive time with price positioning, so you can judge whether trading the Villas' attainable entry for more space, a gate, or newer construction actually buys you more home for the money.
2 MIN
$698,950 (ZIP area)
2 min from the Villas
View Seven Hills (master plan) →5 MIN SE
$900K–$2.5M (plan range)
5 min from the Villas
View Estates at Seven Hills →More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Several distinct neighborhoods fill the Seven Hills master plan. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and school zoning for any of them on request.
KEEP LEARNING
These guides extend the research most Villas buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Seven Hills ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic is sourced from primary or government datasets, refreshed monthly. The MLS reports at ZIP level, and ZIP 89052 is broader than the Villas — encompassing Seven Hills and Anthem-adjacent homes. ZIP-area stats are labeled as such; plan-specific figures come from community records. Verify any claim via the linked sources.
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