Nevada's #1 team for Valley View Henderson real estate. Established 1975, 600+ homes across 100 acres in ZIP 89015 — starter homes, renovated single-family, and investor-grade entry pricing with near-zero HOA overhead and Henderson city services.
MEDIAN LIST PRICE (ZIP AREA 89015)
$442K
LVR / GLVAR via Repliers, as of September 14, 2026
HOMES IN THE NEIGHBORHOOD
600+
Community records
ESTABLISHED
1975
Various Builders
DAYS ON MARKET
34
LVR / GLVAR via Repliers, as of September 14, 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
Valley View Henderson is an established 1975 single-family neighborhood in Henderson — 100 acres and 600+ homes with minimal HOA overhead and full City of Henderson services. The surrounding ZIP area (89015) shows a $441,750 median list price and a 25-day market pace per Las Vegas REALTORS. Five takeaways frame the value case.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The Valley View Henderson ZIP area (89015) carried 268 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning $280K entry originals through $450K renovated four-bedrooms. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Median list price across the Valley View Henderson ZIP area (89015) sits at $441,750 per Las Vegas REALTORS September 2026 MLS data, but the plan's entry points start in the $280Ks. The bands below show our modeled split of the area's 268 active listings.
The Valley View Henderson ZIP area's 268 active listings break down by property type, price band, and lifestyle fit — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89015.
Valley View Henderson sits in the value tier of Henderson's established neighborhood map. The cards below link to nearby and alternative Henderson communities so you can weigh price, amenities, and HOA overhead side by side.
Updated daily · 310 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, and renovation level — no spam, unsubscribe anytime. Entry-priced originals in the Vanderburg Elementary zone move within two or three weeks of hitting the MLS per Las Vegas REALTORS pace data. Alert subscribers see them within hours, 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
Valley View Henderson delivers one of Henderson's most affordable single-family addresses: an established 1975 neighborhood with 600+ homes, minimal HOA overhead, and full City of Henderson police, fire, and park services. Nevada's zero state income tax keeps relocation budgets honest, and the I-215 beltway puts the airport 20 minutes from most driveways.
Valley View Henderson is known as one of Henderson's most affordable established single-family neighborhoods — 1975-era homes at $280K–$450K with near-zero HOA dues, Henderson city services, and quick I-215 access to the airport and Strip.
It fits first-time buyers entering the market below $400K, investors seeking strong yield on entry pricing with minimal HOA drag, and relocating households from California who want a safe, single-family neighborhood without the master-plan price premium.
Quiet and residential: morning walks at Acacia Park, errands along Sunset Road or the Water Street corridor, and a 25-minute commute to the Strip via I-215 to I-15. Henderson's safety record and city services run in the background every day.
Valley View Henderson sits in the 89015 ZIP code in east Henderson, roughly 10 miles from the Strip. The I-515 and I-215 freeways bracket the neighborhood, and the Water Street downtown Henderson corridor is about 15 minutes east on local roads.
Quick Answer
Yes — for buyers who value Henderson city services and safety at a price point well below the citywide median. Valley View Henderson delivers quiet residential streets, 8/10-rated schools within CCSD, near-zero HOA overhead, and a 20–25 minute freeway commute to the airport and Strip. The honest trade-offs: 1975-era housing stock needs inspection diligence and renovation budgets, and the neighborhood's amenity footprint is smaller than master-planned communities like Green Valley or Anthem. Nevada's zero state income tax sweetens every relocation.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Valley View — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 1,800 residents inside Valley View itself, across about 600 households with 80% homeownership.
The Census does not break Valley View Henderson out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the neighborhood, our closing data shows a blend of long-tenured original owners from the 1970s and 1980s, first-time buyers attracted by the sub-$450K price point, California relocators comparing value-per-dollar across Henderson's established ZIP codes, and investors building single-family rental portfolios.
Source: U.S. Census Bureau QuickFacts, Henderson city (Valley View Henderson is not separately tabulated) · Updated
POPULATION & GROWTH
Valley View Henderson itself has been essentially built out since the 1980s — the 600+ homes are overwhelmingly resale. The growth story belongs to its parent city: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide demand keeps pressure on established ZIP-89015 resale stock.
Inside Valley View, growth means turnover, not expansion: the 268 ZIP-area active listings and brisk 25-day median pace show how actively the established stock trades. That is the investment logic of a built-out neighborhood — no new supply to dilute it, while every new Henderson resident adds demand for the safety record and school access Valley View already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Valley View Henderson 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 Valley View Henderson ZIP area (89015) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89015 is broader than the Valley View plan itself, 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
$375K–$394K monthly band; $390K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
23–31 day monthly range; 25 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~42/mo recent pace across the ZIP area
vs September 2025
Source: Las Vegas REALTORS
The long view: Henderson's median sold price rose 114% between 2014 ($230,000) and 2026 ($492,709), across 49,400 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
VALUE MARKET
Market Competitiveness
Valley View Henderson is a steady, accessible market — sold homes across the ZIP area averaged 25 median days over the past hundred days per Las Vegas REALTORS data, on 268 active listings. Entry-priced originals in the Vanderburg Elementary zone draw buyer attention quickly; renovation projects with deferred maintenance give buyers more leverage.
Valley View Henderson is not a one-size-fits-all plan — it is 100 acres of established 1975 single-family housing at $280K–$450K, with near-zero HOA overhead and Henderson city services. It rewards specific buyer types: entry-level purchasers, investors, and relocators from California who want value over resort amenities.
Ready to explore homes in Valley View Henderson? Our team knows the block-level value differences, school zone boundaries, and renovation upside across Henderson's established neighborhoods.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of Valley View Henderson versus nearby Henderson 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; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Valley View Henderson | ~$390,000 | ~$270 | 25 | ~268 | Value · Entry · Investors |
| Green Valley (nearby) | ~$534,900 | ~$280 | 27 | ~719 | Schools · Established |
| Henderson (citywide) | ~$548,000 | ~$290 | 21 | 2,460 | Variety · New builds |
| Anthem Henderson (nearby) | ~$615,000 | ~$295 | 25 | ~320 | Master-plan amenities |
| MacDonald Highlands (nearby) | ~$1,080,000 | ~$370 | 35 | ~85 | Luxury · DragonRidge CC |
| Seven Hills (nearby) | ~$700,000 | ~$310 | 28 | ~120 | Golf · Views · Gated |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level — per-neighborhood medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
Submarket 1
The neighborhood itself — established 1975, 100 acres, 600+ homes, $280K–$450K range, near-zero HOA, Henderson city services and safety. The most affordable detached single-family entry in Henderson.
Browse Valley View Henderson homes →Submarket 2
Henderson's original master plan, 8,400 acres and 35,000+ homes from 1978. Stronger school ratings (9/10 elementaries) and more developed amenities, but a $145,000+ median premium over Valley View.
Browse Green Valley (nearby) homes →Submarket 3
The full Henderson market encompasses master plans, new-construction communities, and established neighborhoods at every price tier. Valley View Henderson sits about 29% below the citywide median.
Browse Henderson (citywide) homes →Submarket 4
South Henderson master plan with resort-style amenities, trails, and golf access. Significantly higher median price but a larger amenity footprint and newer housing stock than Valley View.
Browse Anthem Henderson (nearby) homes →Submarket 5
Henderson's premier luxury address with guard-gated enclaves, DragonRidge Country Club, and sweeping valley views. Priced about 177% above Valley View at the median — a different buyer entirely.
Browse MacDonald Highlands (nearby) homes →Submarket 6
Guard-gated enclave with Rio Secco Golf Club and elevated valley views. About 79% above Valley View's median — a move-up from Valley View for households whose equity has grown substantially.
Browse Seven Hills (nearby) homes →Submarket 7
Downtown Henderson's Water Street district — restaurants, coffee shops, boutiques, civic events, and the Henderson Multigenerational Center — anchors the lifestyle amenity Valley View residents reach in about 15 minutes on local roads without a freeway.
Browse Water Street & Downtown Henderson Corridor homes →STILL DECIDING?
BY ZIP CODE
Valley View Henderson sits entirely within ZIP code 89015, which the MLS reports as a single area corridor. The ZIP is broader than the neighborhood itself — it includes neighboring east Henderson blocks — so figures represent the surrounding ZIP area, not just Valley View.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89015 | East Henderson — Valley View · established neighborhoods | $429,900 | ~$270 | 25 | 268 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89015 figures include neighboring east Henderson inventory beyond Valley View's boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Valley View Henderson itself is essentially built out — the 600+ homes date to 1975 and are overwhelmingly resale. The new-construction pipeline sits in neighboring Henderson master plans about 15–20 minutes away, where national builders compete on incentives that change monthly. Verify current communities and offers before writing anything.
Family & Mid-Market
High-volume alternative to Valley View resale
Entry-Level & Family
Value-oriented new builds near Valley View
First-Time & Family
Personalized entry-level new builds
Family
Value-oriented Henderson construction
First-Time & Family
Entry-level new construction nearby
Outdoor Recreation
Acacia Park, Heritage Park, and Paseo Verde Park serve Valley View Henderson's daily recreation needs within easy reach of the neighborhood. The City of Henderson maintains all three parks, and Lake Mead National Recreation Area begins about 25 minutes east for boating, hiking, and desert exploration.
NEARBY
The closest active recreation option to Valley View Henderson — sports fields, playground, walking trails, and picnic areas in a park scaled for families and casual evening use.
NEARBY
A more passive, garden-style park with walking paths, picnic shelters, and an event lawn that serves the neighborhood's downsizer and active-adult population well.
10 MIN
Henderson's flagship Paseo Verde recreation hub — an aquatic center, full sports-field complex, playground, and walking trails about ten minutes from Valley View Henderson.
10 MIN
A desert mesa with scenic trails, native vegetation, and wildlife-viewing opportunities just 10 minutes from Valley View — the quickest true desert escape in east Henderson.
15 MIN
Downtown Henderson's Water Street corridor offers restaurants, coffee shops, retail, and a community events calendar 15 minutes east of Valley View on local roads.
25 MIN
America's first national recreation area — full-size boating, coves, and desert hiking about 25 minutes east from Valley View Henderson via Lake Mead Parkway.
20 MIN
Stunning desert canyon with petroglyphs and rugged hiking trails about 20 minutes south — an accessible escape for Valley View residents who want more than city parks.
20 MIN
Henderson's main regional mall and the largest retail anchor in the ZIP-89015 trade area, about 20 minutes southwest of Valley View on Sunset Road.
The Valley View Henderson Lifestyle
Three everyday rhythms within easy reach: a morning walk at Acacia Park, errands along the Sunset Road corridor, and a drive to Water Street for dinner — with Henderson's parks system per the City of Henderson threading daily life together.
THIS WEEKEND'S OPEN HOUSES
Likely — with 268 active listings across ZIP 89015, most weekends carry open houses spanning entry originals, cosmetic fixers, and renovated four-bedrooms. Entry-priced homes in the Vanderburg Elementary zone move within two to three weeks. Browse listings, set up alerts, or call (702) 637-1759 to build a tour route.
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
Valley View Henderson's residents participate in Henderson's broader 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 Clark County median. The Water Street corridor, St. Rose Dominican Hospital, and the Strip's employment core drive the local economy.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Valley View Henderson against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Valley View wins on price and HOA overhead; Green Valley and Summerlin win on amenities and school ratings — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Valley View Henderson | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $429,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 268 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 25 | 21 | 20 | 21 |
| Population | ~1,800 (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Established | 1975 (various builders) | 1953 (incorporated) | 1905 (founded) | 1990 |
| HOA Range | $0–$60/mo (many streets $0) | Varies — $0–$500+ | Varies — $0–$400+ | $55–$350+/mo |
| Best For | Value · Entry · Investors | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Valley View Henderson income and crime figures are Henderson citywide — the Census and FBI do not tabulate the neighborhood separately. Population is from community records. 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-515 and I-215 freeways both bracket Valley View Henderson, and local roads connect to Sunset Road and the Water Street corridor without a freeway. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Valley View Henderson purchases close in 30 to 45 days — Nevada closes through escrow companies, not attorneys. Cash buyers close in 7–14 days. Financed buyers need extra appraisal time during busy seasons, and 1975-era homes need thorough inspection response time. Non-HOA streets skip the resale-package step and close faster.
Quick Answer
Most Valley View Henderson buyers put down 3.5% to 20%. FHA allows 3.5% down across virtually the entire plan's $280K–$450K price spectrum; conventional starts at 3% for qualified buyers; VA allows 0% for eligible veterans. On the $390,000 median sold price, plan roughly $13,650 (3.5%) to $78,000 (20%). The entry pricing here means first-time buyers can realistically reach the down payment without depleting savings, leaving reserves for the inspection findings 1975-era homes reliably produce.
Valley View Henderson FAQ — 18 Answers
The ZIP-area (89015) median list price is about $441,750 per Las Vegas REALTORS, with a $390,000 closed median over the past hundred days on 268 active listings. Inside the plan, pricing runs from 1970s-era originals in the $280Ks through renovated four-bedrooms up to $450K. Condition and lot size drive the spread.
Valley View Henderson is not guard-gated. The neighborhood is an open, established suburban community with a light HOA structure — $0 to $60 per month, with some streets carrying no association at all. That low overhead keeps carrying costs down and suits both owner-occupants and buy-and-hold investors who want flexibility rather than covenants. Confirm the specific parcel's HOA status in escrow before budgeting dues.
The most sought-after blocks cluster near Acacia Park for families and Heritage Park for downsizers who want single-story floor plans on generous lots. Streets zoned to Vanderburg Elementary (8/10 on GreatSchools) command a modest premium within the plan's $280K–$450K band, and renovated 1970s homes on interior cul-de-sacs routinely outbid updated comps on arterial streets by $10,000–$20,000.
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of a home's value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $390,000 purchase, plan around $1,950–$2,900 per year. Long-held Valley View homes often carry abated tax bills — verify the post-sale reset with the Assessor before budgeting.
Among the lowest in Henderson. Most Valley View streets run $0 to $60 monthly, and some blocks have no association at all. Where dues exist, they typically cover basic common-area landscaping. The near-zero HOA drag is a core part of the investment math here: a $390,000 purchase with minimal HOA carries far cheaper than a similar-priced home in master-planned Henderson communities billing $150–$300 monthly.
Clark County School District serves the neighborhood. Zoned campuses include Vanderburg Elementary (K-5, 8/10 on GreatSchools), Del E. Webb Middle School (6-8, 8/10), and Coronado High School (9-12, 7/10). Charter alternatives include Pinecrest Academy of Nevada (9/10) and Doral Academy of Nevada (8/10), and Henderson International School plus Bishop Gorman anchor the private tier. Zone assignments follow the exact address — verify before offering.
Homes sold across the Valley View Henderson ZIP area (89015) over the past hundred days took a median of about 34 days from list to accepted offer, per Las Vegas REALTORS MLS statistics, and that figure rests on a meaningful sample. Priced-right originals needing cosmetic work sell faster than the data suggests; extensively outdated homes with deferred maintenance can sit four to six weeks or longer.
Yes — Henderson consistently ranks among the safest large U.S. cities per FBI Uniform Crime Reporting comparisons, and Valley View delivers the family fundamentals at a price that leaves room to furnish and renovate. Acacia Park's fields and playgrounds, Heritage Park's garden and event lawn, and Paseo Verde Park's aquatic center are all within easy reach. Vanderburg Elementary's 8/10 rating anchors the school picture.
Steady and tenant-diverse. Single-family homes in the 89015 ZIP typically rent for about $1,700–$2,200 monthly per Las Vegas REALTORS rental tracking. At Valley View's $280K–$450K entry pricing, with near-zero HOA overhead and Henderson's historically low vacancy, gross yields are among the better single-family numbers in the city. Nevada's zero state income tax and the 3% primary-residence cap both benefit investor returns.
About 25 minutes to the Strip via I-215 to I-15, and roughly 20 minutes to Harry Reid International Airport via I-215. Downtown Henderson is about 15 minutes on local roads, and Summerlin is approximately 30 minutes across the beltway. The I-515 freeway provides a direct northern connection for Strip and downtown Las Vegas employment, making Valley View a reasonable commute for hospitality workers and office professionals alike.
Acacia Park (sports fields, playground, walking trails) and Heritage Park (garden, event lawn, walking paths) serve daily recreation. The Henderson Water Street retail and dining corridor is about 15 minutes east, the Galleria at Sunset mall about 20 minutes southwest, and St. Rose Dominican Hospital is reachable in under 20 minutes. HarmonY Grocery, local dining on Sunset Road, and the Henderson Multigenerational Center round out the day-to-day amenity picture.
The fundamentals are straightforward: $280K–$450K entry pricing in one of America's safest large cities, 600+ homes generating a steady comparable-sales record, and near-zero HOA drag at $0–$60 monthly. Nevada's zero state income tax and approximately 0.5–0.75% effective property-tax rate with the 3% primary-residence cap protect the yield. Single-family rentals in the 89015 ZIP carry around $1,700–$2,200 monthly. Model your scenario before committing.
Four things move real money here. First, age: the plan dates to 1975, so roofs, HVAC, water heaters, and plumbing belong in your inspection budget. Second, the tax-reset: long-held Henderson homes re-assess at current value after sale — the Assessor number matters. Third, HOA verification: dues and encumbrances vary block to block on 1970s-era streets. Fourth, renovation arbitrage: cosmetic fixers at the low end return well when the Vanderburg school zone anchors buyer demand.
The $390,000 median sold price sits about 29% below Henderson's $548K citywide median, HOA dues are near zero, and Nevada's zero state income tax stretches every relocating budget. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County. The ZIP-area median list near $441,750 represents one of Henderson's strongest value propositions for first-time buyers and cost-conscious move-up households.
Quiet, residential, and genuinely affordable for Henderson. Tree-lined 1970s streets, owner-occupied blocks with low turnover, and a Henderson city services umbrella that includes top-rated police and fire. Residents get full access to Henderson's park network, CCSD schools, and the Water Street corridor without the premium that master-planned communities charge. The trade-off is aging housing stock that rewards buyers who budget for updates.
Most Valley View Henderson buyers put down 3.5% to 20%. FHA allows 3.5% down across virtually the entire plan's $280K–$450K price spectrum; conventional starts at 3% for qualified buyers; VA allows 0% for eligible veterans. On the $390,000 median sold price, plan roughly $13,650 (3.5%) to $78,000 (20%). The entry pricing here means first-time buyers can realistically reach the down payment without depleting savings, leaving reserves for the inspection findings that 1975-era homes reliably produce.
Valley View Henderson's HOA picture is one of the lightest in Henderson: most streets carry $0 to $60 monthly, and some blocks have no association whatsoever. Where dues exist, they cover only basic common-area maintenance — no resort amenities inflating the bill. Always pull the resale package — dues, any transfer fees, reserves, and assessment history — during escrow, because in 1970s-era Henderson neighborhoods the status genuinely varies property by property.
Most Valley View Henderson purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should budget extra time for appraisal scheduling during busy spring and summer windows, and 1975-era homes warrant thorough inspection response time. HOA neighborhoods add a few days for resale-package delivery; non-HOA streets skip that step entirely.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Valley View Henderson buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Henderson. Valley View Henderson is an established neighborhood inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — "Valley View" is the neighborhood name, not a separate municipality.
Valley View Henderson sits in ZIP code 89015 in east Henderson. The 89015 corridor provides I-515 access north to Las Vegas and I-215 access west to the airport — strong freeway connectivity for a sub-$450K neighborhood.
No on-site resort amenities — Valley View Henderson is an established single-family neighborhood, not a master-planned community with a clubhouse. Residents use Acacia Park, Heritage Park, and Paseo Verde Park's aquatic center for recreation.
The neighborhood was established in 1975, so most homes date to the late 1970s and 1980s. Budget inspection diligence for roofs, HVAC, water heaters, and plumbing — and consider whether you're buying the renovation upside or the post-renovation premium.
Yes — $280K–$450K entry pricing, near-zero HOA drag, $1,700–$2,200 single-family rents, and Henderson's safety record and CCSD schools driving tenant quality. Nevada's zero income tax and 3% property-tax cap protect net returns. Model your scenario first.
Moderately — Acacia Park and Heritage Park are within walking distance of most streets, and local sidewalks connect to the neighborhood grid. The Water Street corridor is a 15-minute drive, not a walk, so daily errands still require a car.
About 15 minutes on local roads east. Downtown Henderson's Water Street district offers restaurants, coffee shops, boutiques, and civic events within easy reach of Valley View without needing a freeway.
Henderson as a whole has appreciated steadily, and Valley View's built-out nature means no new supply dilutes the stock. Entry pricing at $280K–$450K leaves room for appreciation toward Henderson's $548K citywide median on renovated homes. Returns depend on buy price, condition, and hold period.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's established neighborhoods — including entry-level single-family in the 89015 corridor. That depth ranks the team #1 in Nevada.
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 Valley View Henderson with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Valley View's entry pricing for newer construction or resort amenities actually buys you more home for the money.
More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Valley View Henderson is one of many established Henderson neighborhoods in the east-Henderson ZIP-89015 corridor. The entries below index nearby options alphabetically — each with its own price tier, HOA structure, and school-zone profile. Our team can pull current listings, dues, and school zoning for any of them within hours.
KEEP LEARNING
These guides extend the research most Valley View Henderson 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 Valley View Henderson's 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 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 ZIP 89015 is broader than the Valley View Henderson neighborhood — so area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15