Top Rated
8/10
8/10Nate Mack ES
Zoned · Green Valley (5 min)
K-5700 Students17:1
Whitney Ranch, Henderson
Whitney Ranch Homes For Sale
Nevada's #1 team for Whitney Ranch real estate. Search single-family homes, townhomes, and patio homes across Whitney Ranch Estates, Sunset Hills, Canyon Terrace, Whitney Commons & more in central Henderson.
MEDIAN LIST (ZIP 89014/89074 AREA)
$461K
LVR / GLVAR, June 2026
PLAN PRICE RANGE
$350K–$600K
Community record
HOMES IN THE PLAN
5,500+
Community record · est. 1992
DAYS ON MARKET
26
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 Ranch at a Glance?
Whitney Ranch is central Henderson’s ~1,800-acre established master plan — 5,500+ homes delivered from 1992 by American Nevada Corporation — in a city of 331,857 per the U.S. Census Bureau. Across its two ZIP codes (89014/89074), June 2026 medians run $461,195 list with 26-day market time per Las Vegas REALTORS. The takeaways below unpack that value.
- The framing: every market stat here is two-ZIP area data (89014/89074) — broader than the plan, which itself trades $350K–$600K per the community record.
- The location: Galleria at Sunset, St. Rose Dominican’s Rose de Lima campus, and the Water Street District all sit about five minutes out.
- Best for: first-time buyers (townhomes from $350K), families chasing the 8/10 Nate Mack Elementary zone, and value-focused move-up buyers.
- Carrying costs: HOA dues of just $50–$120 monthly plus Nevada’s 3% property-tax cap keep ownership predictable — no gates, no club layers.
- Market speed: homes sell in a median 26 days, and the under-$400K band held 138 of 380 area listings in June 2026 — come pre-approved.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Whitney Ranch Homes for Sale?
The Whitney Ranch area listed 380 active homes across ZIP codes 89014 and 89074 in June 2026 according to Las Vegas REALTORS MLS data — a footprint broader than the 5,500-home plan itself, spanning $350K townhomes to $600K estate-tier streets. The eight newest listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Whitney Ranch Homes Sell in Each Price Range?
The two-ZIP Whitney Ranch area carries a $461,195 median list price per Las Vegas REALTORS June 2026 MLS data, and 138 of its 380 active listings sit under $400K — entry territory the plan’s townhomes and early-phase homes anchor. The bands below show actual counts so you can gauge competition honestly.
Browse Whitney Ranch Listings
How Can You Find a Whitney Ranch Home by Type, Lifestyle & Price?
The 380 active listings across the Whitney Ranch ZIP codes break down into six plan sections, three property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Whitney Ranch Sections Should You Explore?
Dedicated section pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the plan. Price tiers come from the community record; listing counts below are ZIP-corridor totals, since the MLS tags this plan at parcel level rather than by section.
Premium · Larger Lots
Whitney Ranch Estates
Family · Two-Story · Galleria-CloseSunset Hills
Single-Story · Downsizer FavoriteCanyon Terrace
Park-Adjacent · FamilyPark View
Townhomes · Entry PointWhitney Commons
Later-Phase · Updated PlansHorizon View
Errand Central · ZIP BlendGalleria / Sunset Corridor (89014)
Park Side · ZIP BlendWigwam / Cornerstone Corridor (89074)
By Property Type
By Price Range
Updated daily · 380 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Whitney Ranch Listings First?
Custom alerts by section, price, beds, and renovation level — no spam, unsubscribe anytime. With homes selling in a median 26 days per Las Vegas REALTORS data and the under-$400K band moving fastest, the right Whitney Ranch home can go under contract before the first weekend; alert subscribers see it within hours, not days.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
8/10
8/10
6/10
How Are the Schools for Whitney Ranch?
Schools are a selling point of a Whitney Ranch address: the zoned Clark County School District ladder runs through the Green Valley feeder pattern — led by 8/10-rated Nate Mack Elementary per GreatSchools — with strong charters a short drive away. Zoning varies between sections, so confirm boundaries for any specific address. The cards below map options by level.
9/10Doral Academy of Nevada
Charter · Henderson area (12 min)
K-81000 Students20:1
8/10Somerset Academy
Charter · Henderson (12 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Green Valley (8 min)
PreK-5400 Students12:1
8/10Pinecrest Academy of Nevada
Charter network · Henderson (15 min)
K-81700 Students21:1
6/10Gordon McCaw STEAM Academy
Magnet · downtown Henderson (8 min)
K-5650 Students17:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Whitney Ranch Families?
According to GreatSchools.org, Whitney Ranch is zoned to one of east Henderson’s stronger ladders: Nate Mack Elementary rates 8/10 and Green Valley High 7/10, with Doral Academy (9/10) and Somerset Academy (8/10) leading nearby charters. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson area · 12 min | $350,000+ |
| 2 | Nate Mack ES | Public (zoned) | K-5 | 8/10 | Green Valley · 5 min | $350,000+ |
| 3 | Somerset Academy | Public charter | K-8 | 8/10 | Henderson · 12 min | $350,000+ |
| 4 | Henderson International School | Private | PreK-12 | A | Green Valley · 8 min | $350,000+ |
| 5 | Green Valley HS | Public (zoned) | 9-12 | 7/10 | Green Valley · 8 min | $350,000+ |
SAFETY & CRIME
Is Whitney Ranch Safe?
Direct Answer
Yes. Whitney Ranch is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large U.S. cities in comparisons built on FBI Uniform Crime Reporting data. The plan is an open, ungated community that relies on that citywide baseline plus owner-heavy streets and mature sightlines. Typical incidents are suburban property matters, not violent crime.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Owner-occupancy estimated in the planCommunity record
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Context matters for an open community: Whitney Ranch’s safety case rests on Henderson itself, a city that funds its own police and fire departments and regularly appears in FBI UCR-based lists of America’s safest large cities. The plan adds the quiet structural advantages of a finished neighborhood — no construction traffic, established lighting, and streets that mostly carry residents rather than through-traffic.
The corridors closest to Boulder Highway and the commercial edges see the area’s routine property incidents — package theft, the occasional vehicle break-in — at rates consistent with central Henderson generally. Standard suburban precautions cover most of it.
For buyers comparing against gated alternatives: gates buy access control, not a different police force. Whitney Ranch trades the gatehouse for HOA dues of $50–$120 a month and keeps the same Henderson PD response and the same citywide statistics that make this one of the safest large-city addresses in the country.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Whitney Ranch, NV?
The Answer
Whitney Ranch delivers established suburban living in the heart of Henderson: mature tree-lined streets, three major parks, HOA dues from just $50 monthly, and five-minute errands to Galleria at Sunset and the Water Street District. City of Henderson services cover the community, and I-215 and US-95 put the whole valley within reach.
What is Whitney Ranch known for?
Whitney Ranch is known as central Henderson’s convenience address — an established 1992 master plan by American Nevada Corporation with 5,500+ homes, mature landscaping, multiple parks, and a five-minute radius to the Galleria at Sunset, St. Rose hospital, and Water Street.
Who should live in Whitney Ranch?
It fits first-time buyers entering through Whitney Commons townhomes, families targeting the Nate Mack Elementary zone, downsizers choosing Canyon Terrace single-story homes, and anyone who values short errands and commutes over resort amenities.
What is daily life like?
Mornings start on the walking paths or at the Whitney Ranch Recreation Area pool, errands take five minutes down Sunset Road or Boulder Highway, and evenings end at Cornerstone Park’s lake or a Water Street restaurant.
Location
Where Is Whitney Ranch
Whitney Ranch sits in the heart of Henderson between Sunset Road and Wigwam Parkway, spanning ZIP codes 89014 and 89074, minutes from both I-215 and US-95. About 1,800 acres. Roughly 12 miles from the Strip.
Galleria at Sunset
5
Min
Water Street
5
Min
Airport
20
Min
Strip
20
Min
Downtown LV
22
Min
Whitney Ranch
At a Glance$461,195
Median List Price (2-ZIP area)
$429,000
Median Sold (past 100 days)
380
Active Listings (area)
26
Days on Market
- Setting
- Established master plan, central Henderson
- Acreage
- ~1,800 acres
- Homes
- 5,500+
- Established
- 1992
- Developer
- American Nevada Corporation
- Build-Out
- Completed mid-2000s
- HOA Dues
- $50–$120/mo
- Guard-Gated
- No — open community
- Sunshine
- 300 days/year
- Schools
- CCSD Green Valley zone + charters
- Signature Park
- Cornerstone Park (fishing lake)
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Whitney Ranch Score?
Whitney Ranch earns top marks for safety, commute, and cost of living, with honest mid-tier grades on amenities — this is a parks-and-pools community, not a resort. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour of the plan.
Grade A-: Safety
Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. Open community — established, owner-heavy streets.
Grade B+: Schools
Zoned ladder of Nate Mack ES (8/10), Schofield MS (6/10), and Green Valley HS (7/10), with Doral (9/10) and Somerset (8/10) charters nearby per GreatSchools.
Grade A-: Cost of Living
A $461,195 area median undercuts Henderson’s $548K citywide, HOA dues start near $50, and Nevada adds zero state income tax.
Grade B: Amenities
Community pool, courts, and playgrounds at the Whitney Ranch Recreation Area; the Galleria, Water Street, and St. Rose hospital do the heavy lifting five minutes out.
Grade B+: Outdoor Access
Three major parks bracket the plan — Cornerstone’s fishing lake is the standout — with Clark County Wetlands Park and the River Mountains Loop Trail close by.
Grade A: Commute
Between I-215 and US-95: about 20 minutes to the Strip or airport and 5 to daily errands — among the best positioning in the valley.
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 Ranch a good place to live?
Yes — especially if convenience and value top your list. Whitney Ranch pairs an established 1992 master plan of 5,500+ homes with central Henderson’s best everyday radius: Galleria at Sunset, St. Rose Dominican hospital, and the Water Street District all within about five minutes, plus full Henderson city services. The trade-offs are honest ones: homes date from 1992 to the mid-2000s, there are no guard gates, and the amenities are parks and pools rather than golf and resorts. For first-time buyers and families, the math is hard to beat.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Whitney Ranch?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Whitney Ranch — the parent city holds 331,857 residents with a median household income of $88,654. Inside the plan, the community record estimates roughly 15,000 residents across about 5,500 households, with 72% owner-occupancy.
The Census does not break the plan 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 mix of first-time buyers entering through Whitney Commons, long-tenured original owners from the 1990s phases, CCSD and St. Rose households who work minutes away, and steady California relocators chasing the value math.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Whitney Ranch is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Whitney Ranch Area Growing?
Whitney Ranch itself is finished — the plan completed its build-out in the mid-2000s, so growth here means turnover and renovation, not new rooftops — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and central Henderson’s services keep densifying around the plan.
331,857Henderson residents (Census)
~1,800Whitney Ranch master-planned acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Being finished is the point: 5,500+ homes on ~1,800 acres with mature trees and settled streets is exactly what new master plans spend two decades trying to become. Supply only arrives through resale — roughly 85 closings a month across the broader two-ZIP area — and the renovated 1990s home has quietly become the plan’s premium product.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate the plan separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Whitney Ranch Score for Livability?
Whitney Ranch pairs strong safety, commute, and value scores with honest mid-tier marks on amenities — there’s no resort or golf course here, just parks, pools, and proximity. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 82A-
Overall Livability
- 76B+
Schools (zoned)
- 90A
Safety
- 80A-
Cost of Living
- 70B
Amenities
- 75B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Whitney Ranch Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the two Whitney Ranch ZIP codes (89014/89074) from Las Vegas REALTORS MLS data — a footprint broader than the plan, so read these as area trends. Roughly 85 homes close monthly; May 2026 closings were still posting at probe time. The three charts below show the past year.
Median Sold Price
$417.5K–$475K monthly band; $429,000 median on the past 100 days (2-ZIP area)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
21–34 day monthly range; 26 median on the past 100 days of solds
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~85 monthly average across the 2 ZIPs; peak 132 in Jan 2026
vs May 2025
Source: Las Vegas REALTORS
The long view: Whitney Ranch's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
26
MEDIAN DAYS ON MARKET
$461K
TWO-ZIP MEDIAN LIST
380
ACTIVE LISTINGS (AREA)
< 1 hr
OUR RESPONSE TIME
MOVES FAST UNDER $450K
Get matched with a
Whitney Ranch specialist.
Market Competitiveness
How competitive is Whitney Ranch right now?
Whitney Ranch is a brisk, liquid market — sold homes across the two-ZIP area took a median 26 days over the past hundred days per Las Vegas REALTORS data, and the under-$400K band (138 of 380 active listings) moves fastest. Renovated homes in the Nate Mack school zone routinely draw multiple offers.
62Competitive / Liquid Market
- 26 daysMedian days on market (sold, 100d)
- 21–34Monthly DOM range, past 12 months
- 380Active listings (June 2026, 2-ZIP area)
- ~85/moTypical closings per month (area)
Is Whitney Ranch Right for You?
Who Should Buy a Home in Whitney Ranch?
Whitney Ranch isn’t one-size-fits-all — it’s six named sections spanning $350K Whitney Commons townhomes to $600K estate-tier streets, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to sections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Whitney Ranch Sections Fit Your Buyer Type?
First-Time Buyers
- Whitney Commons townhomes from about $350K
- 3% conventional or 3.5% FHA down payments work here
- HOA-covered exteriors keep surprises small
- Under-$400K band moves fast — get pre-approved first
Families
- Park View and Sunset Hills sections near the playgrounds
- Nate Mack ES (8/10) zoning per GreatSchools
- Walking paths, pool, and courts inside the plan
- Youth leagues and city programs minutes away
Move-Up Buyers
- Whitney Ranch Estates — larger homes on premium lots from $500K
- Renovated two-story product with real square footage
- Sell-and-buy timing is easier in a 26-day market
- Equity goes further than in newer master plans
Downsizers & Empty-Nesters
- Canyon Terrace single-story homes from about $400K
- Low-maintenance lots and $50–$120 HOA dues
- St. Rose Dominican hospital about five minutes out
- Compare dedicated 55+ communities if age-restriction matters
Investors & Landlords
- Detached rents about $2,000–$2,600; townhomes $1,600–$2,000
- Structural tenant base: hospital, retail, and CCSD workers
- Liquid exits — ~85 area closings a month
- Henderson short-term rental rules are strict; plan long-term
Commuters & Healthcare Workers
- Between I-215 and US-95 — every quadrant reachable
- About 20 minutes to the Strip and Harry Reid Airport
- St. Rose Rose de Lima campus minutes from home
- Five-minute errands give evenings back
Best Fit For
- First-time buyers — a genuine $350K entry through Whitney Commons, conforming-loan pricing everywhere in the plan, and dues from $50 a month.
- Families — an 8/10 zoned elementary, parks and playgrounds threaded through the plan, and one of America’s safest large cities around it.
- Value-focused relocators — a $461,195 area median below Henderson’s $548K citywide, zero state income tax, and a 3% property-tax cap.
- Downsizers — Canyon Terrace single-story homes, short errands, and a hospital five minutes away — without paying a gated premium.
- Long-term investors — structural rental demand from hospital, retail, and school employers, plus a liquid resale market for the exit.
- Anyone allergic to commutes — I-215 and US-95 access puts the whole valley about twenty minutes out and daily errands at five.
Ready to explore homes in Whitney Ranch? Our team knows every section, phase, and park-adjacent street in the plan.
Start Your Home SearchPros
- Central Henderson location — Galleria at Sunset, St. Rose hospital, and Water Street about five minutes out
- Accessible price ladder: roughly $350K townhomes to $600K estate-tier homes per the community record
- HOA dues of just $50–$120 monthly — among the lowest of any established Henderson master plan
- Strong zoned schools: Nate Mack ES 8/10 and Green Valley HS 7/10 per GreatSchools
- Henderson safety and city services — a city regularly ranked among America’s safest large cities per FBI UCR comparisons
- Mature parks and landscaping: the ~15-acre Whitney Ranch Recreation Area plus Cornerstone and Paseo Verde parks
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- No new construction — build-out finished in the mid-2000s, so every purchase is a resale
- 1990s-phase homes can need roof, HVAC, and window budgets that newer master plans don’t
- No gates, no clubhouse-resort amenities — parks and pools are the offer
- The two ZIP codes blend the plan with surrounding neighborhoods, so search carefully (or use a boundary-accurate alert)
- The under-$400K band is competitive — 138 of 380 area listings with a 26-day market pace
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Section Comparison
How Do Whitney Ranch’s Six Sections Compare?
A like-for-like comparison of Whitney Ranch’s six named sections — entry price tier, lot character, and lifestyle fit — using plan-record pricing plus area market data via Las Vegas REALTORS. Honesty note: the MLS tags this plan at parcel level, so per-section listing counts and medians aren’t reliably separable; entry tiers below come from the community record.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Whitney Ranch Estates | From $500K | — | ~26 (area) | — | Move-up · Premium lots |
| Sunset Hills | From $425K | — | ~26 (area) | — | Families · Two-story |
| Canyon Terrace | From $400K | — | ~26 (area) | — | Single-story · Downsizers |
| Park View | From $400K | — | ~26 (area) | — | Park-adjacent · Families |
| Whitney Commons | From $350K | — | ~26 (area) | 44 townhomes (area) | Entry · Townhomes |
| Horizon View | From $425K | — | ~26 (area) | — | Later-phase · Updated plans |
Source: Las Vegas REALTORS MLS data plus the community record and NREG analysis, June 2026. Days on market shown is the two-ZIP area median — per-section samples are too thin to quote separately. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What’s Inside Whitney Ranch’s Six Sections?
Submarket 1
Whitney Ranch Estates
The plan’s top tier: larger single-family homes on premium lots with the most mature landscaping. Popular with move-up buyers who want square footage without leaving central Henderson — renovated examples set the plan’s price ceiling near $600K.
Browse Whitney Ranch Estates homes →$500K+Median Price
~26 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 2
Sunset Hills
Two-story family homes of roughly 2,000–3,000 square feet with three to five bedrooms, well-positioned for Galleria at Sunset access. The family-default section of the plan.
Browse Sunset Hills homes →$425K+Median Price
~26 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 3
Canyon Terrace
Single-story homes on smaller, low-maintenance lots — the downsizer and empty-nester favorite, prized for single-level living minutes from St. Rose hospital.
Browse Canyon Terrace homes →$400K+Median Price
~26 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 4
Park View
Homes fronting the community parks with direct access to playgrounds, walking paths, and green space — the section where the plan’s park system is literally out the front door.
Browse Park View homes →$400K+Median Price
~26 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 5
Whitney Commons
Attached townhomes and patio homes — the plan’s most affordable entry, with HOA-covered exteriors and low-maintenance living. The area MLS showed 44 active townhomes across the two ZIPs in June 2026.
Browse Whitney Commons homes →$350K+Median Price
~26 (area)Days on Market
44 townhomes (area)Active Listings
—Price / Sq Ft
Submarket 6
Horizon View
The plan’s later construction phases — slightly newer homes with more open floor plans and modern kitchen layouts, commanding a quiet premium over identical-size 1990s product.
Browse Horizon View homes →$425K+Median Price
~26 (area)Days on Market
—Active Listings
—Price / Sq Ft
Submarket 7
The Convenience Core (Galleria · Water Street · St. Rose)
The everyday engine residents borrow daily: a regional mall and restaurant rows five minutes one way, downtown Henderson’s civic and dining district five minutes the other, and a full-service hospital in between. Owning anywhere in the plan puts this radius downstairs.
Browse The Convenience Core (Galleria · Water Street · St. Rose) homes →5 minTo Galleria at Sunset
5 minTo Water Street District
3Major Parks
$50–$120HOA / month
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Whitney Ranch
section fits?
BY ZIP CODE
What Does the Whitney Ranch Market Look Like Across Its Two ZIP Codes?
Whitney Ranch spans two Henderson ZIP codes — 89014 and 89074 — each blending the plan with neighborhoods beyond it. In June 2026 the area held 380 active listings with a $461,195 median list, $429,000 median sold, and 26 median days on market per Las Vegas REALTORS MLS data. The rows below are area corridors, not plan-only figures.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89014 | Northern plan + Sunset/Galleria corridor (ZIP blends with original Green Valley) | $425,000* | — | 22 | 155 | n/a† |
| 89074 | Southern sections + Wigwam/Cornerstone corridor (ZIP blends with Green Valley South & GVR edge) | $485,000* | — | 28 | 225 | n/a† |
Source: Las Vegas REALTORS MLS data via Repliers, June 2026. *ZIP-wide list medians include neighborhoods beyond Whitney Ranch — original Green Valley in 89014, Green Valley South and the Green Valley Ranch edge in 89074. The plan itself trades $350K–$600K per the community record. †Year-over-year change is intentionally omitted: ZIP blends would misattribute non-plan swings. Per-square-foot figures omitted for the same reason. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Whitney Ranch Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the plan record — capture Whitney Ranch faster than any brochure: a $461,195 area median list, $429,000 median sold, 26 days on market, and HOA dues from just $50 monthly.
$461,195
Median list price across the two Whitney Ranch ZIP codes (89014/89074), June 2026.
Las Vegas REALTORS
$429,000
Median sold price across the area over the past hundred days of closings.
LVR / GLVAR, June 2026
26
Median days from list to accepted offer — a brisk, liquid market.
LVR / GLVAR sold data
380
Active listings across the two-ZIP area in June 2026, 138 of them under $400K.
Las Vegas REALTORS
~85
Closings per month across the area — deep comps going in, easy exits later.
LVR / GLVAR 12-month series
5,500+
Homes in the plan, delivered from 1992 across a 15-year build-out on ~1,800 acres.
Community record
$50–$120
Monthly HOA dues — among the lowest of any established Henderson master plan.
Community record
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY WHITNEY RANCH
Why Does Whitney Ranch Stand Apart From Its Peers?
From the price ladder to the parks, Whitney Ranch occupies the value-center of Henderson real estate. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and Las Vegas REALTORS market statistics — so you can check every claim.
- City of Henderson
Henderson’s convenience center
Galleria at Sunset, St. Rose Dominican’s Rose de Lima campus, and the Water Street District all sit about five minutes out — arguably the city’s best everyday radius.
- Community record
A genuine value ladder
Townhomes from about $350K to estate-tier homes near $600K, with HOA dues of just $50–$120 a month — entry into a master plan without master-plan carrying costs.
- Community record
American Nevada Corporation pedigree
The same developer behind Green Valley and Green Valley Ranch planned these ~1,800 acres in 1992 — parks, schools, and retail were designed in, not bolted on.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada’s 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable.
- Las Vegas REALTORS / GLVAR, June 2026
A liquid, readable market
Roughly 85 closings a month across the two-ZIP area and a 26-day median market time — comps are deep, pricing is honest, and exits are easy.
WHY BUY IN WHITNEY RANCH
What Are the Top 10 Reasons to Buy a Home in Whitney Ranch?
Whitney Ranch’s case rests on location and math: central Henderson convenience, a $461,195 area median that undercuts the city’s $548K, HOA dues from $50 monthly, and property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471. Ten sourced reasons follow.
The five-minute life
Galleria at Sunset, St. Rose hospital, and Water Street are each about five minutes from the plan.
City of Henderson
Below-median pricing
The $461,195 two-ZIP median undercuts Henderson’s $548K citywide — and the plan’s own ladder starts near $350K.
Las Vegas REALTORS, June 2026
HOA dues from $50
Among the lowest dues of any established Henderson master plan — $50–$120 monthly per the community record.
Community record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for many relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
A strong zoned school ladder
Nate Mack ES rates 8/10 and Green Valley HS 7/10, with 9/10 Doral Academy among nearby charters.
GreatSchools
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Parks built in
The ~15-acre Whitney Ranch Recreation Area, Cornerstone Park’s fishing lake, and Paseo Verde Park bracket the plan.
City of Henderson
Commute leverage
Between I-215 and US-95 — about 20 minutes to the Strip, the airport, and downtown Las Vegas alike.
Community record drive times
Liquidity protects you
A 26-day median market time and ~85 area closings a month mean deep comps going in and an easy exit later.
Las Vegas REALTORS / GLVAR
New Construction
Who Builds New Homes Near Whitney Ranch?
Whitney Ranch itself is fully built out — the plan finished construction in the mid-2000s, and renovated resales are its premium product. Buyers who want new construction with a similar central-Henderson commute compare the Cadence and east Henderson corridors about 10–15 minutes away, where these builders are actively selling. Incentives change monthly — verify current offers before writing anything.
Outdoor Recreation
What Outdoor Amenities Does Whitney Ranch Offer?
Parks, pools, and trail connections — Whitney Ranch is built around everyday recreation rather than resort spectacle. The City of Henderson maintains the surrounding park system, three major parks bracket the community, and Clark County Wetlands Park and the River Mountains Loop Trail add regional mileage — usable through 300 days of annual sunshine.
IN-COMMUNITY
Whitney Ranch Recreation Area
~15 acresPool · Courts · PlaygroundCommunity
The plan’s anchor: community pool, playground, basketball courts, picnic areas, and walking paths — the daily-routine hub for residents.
5 MIN
Cornerstone Park
~25 acresFishing lake · Trails · Dog parkFree
The area’s standout park — a lake with fishing, walking trails, playgrounds, picnic areas, and a dog park just down Wigwam Parkway.
8 MIN
Paseo Verde Park
~30 acresRec center · Sports fieldsFree
Recreation center, sports fields, pool, tennis courts, and playgrounds — the west-side complement for leagues and lessons.
10 MIN
Clark County Wetlands Park
2,900 acresTrails · BirdingFree
The valley’s quiet giant — wetlands trails, a nature center, and birding along the Las Vegas Wash, minutes north of the plan.
15 MIN
River Mountains Loop Trail
34 milesCycling · RunningFree
The paved loop linking Henderson, Lake Las Vegas, Lake Mead, and Boulder City — a bucket-list valley ride with access points east of the plan.
25 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America’s first national recreation area — full-size boating, coves, and desert hiking starting east of Henderson.
AT HOME
Henderson trail network
CitywideWalking · JoggingFree
Internal walking paths thread the plan and connect toward Henderson’s broader multi-use trail system.
The Whitney Ranch Lifestyle
What Does a Weekend in Whitney Ranch Look Like?
Three everyday moods within a five-minute radius: a morning at Cornerstone Park’s fishing lake, errands at Galleria at Sunset, and an evening on Water Street — with Lake Mead National Recreation Area per the National Park Service about twenty-five minutes east when you want to go bigger.
~1,800Master-Planned Acres
5,500+Homes in the Plan
3Major Parks Nearby
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Whitney Ranch Homes This Weekend?
Most weekends offer real choice here — with 380 active listings across the two-ZIP area and roughly 85 closings a month, open houses are common, especially under $450K. Set up instant alerts to get notified the moment a Whitney Ranch home schedules an open house — or browse every active listing and let us arrange private showings.
Quick Answer
What does an HOA cost in Whitney Ranch?
Budget roughly $50 to $120 per month depending on the section, per the community record — among the lowest dues of any established Henderson master plan, covering common-area landscaping, parks upkeep, and governance. Whitney Commons townhomes and patio homes run toward the top of the range (and sometimes above it) because exterior maintenance is bundled in. There is no master-plus-club layering like gated communities carry. Always pull dues, reserves, and any assessment history in escrow before you commit.
Moving to Whitney Ranch
Should I Move to Whitney Ranch?
Every month, value-minded households from Southern California discover that the established-suburb life priced out of reach on the coast still exists in central Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Whitney Ranch
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero, so a household earning $200,000 keeps five figures more each year before touching housing costs. Whitney Ranch then compounds the savings on the housing side: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, HOA dues from about $50 a month, and a median that undercuts Henderson citywide.
At a $460,000 budget, coastal Southern California buyers are looking at a small condo or a long-commute starter. That same budget in Whitney Ranch secures a mature single-family home in an established master plan — five minutes from a regional mall, a hospital, and downtown Henderson — with parks, pools, and an 8/10 zoned elementary inside the plan.
According to Las Vegas REALTORS, the median list price across the two Whitney Ranch ZIP codes is $461,195, with homes selling in a median 26 days. 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 Henderson among the safest large U.S. cities, and the U.S. Census Bureau reports a $88,654 median household income for the parent city.
Whitney Ranch sits inside Henderson’s everyday-economy core rather than a resort bubble: St. Rose Dominican’s Rose de Lima campus, the Galleria at Sunset retail corridor, the City of Henderson’s Water Street civic center, and CCSD’s east-region campuses all employ within ten minutes, while the I-215 and US-95 corridors put the Strip’s and airport’s employment cores about twenty minutes away.
Cost of Living Snapshot — Whitney Ranch vs. Orange County
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the basic one: an established single-family home near everything starts in the mid-$300Ks here and in the high six figures on the coast.
| Metric | Whitney Ranch, NV | Orange County, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $461,195 (two-ZIP area) | ~$1.2M+ |
| Single-Family Entry Point | $350Ks (plan townhomes & early phases) | $700K+ (condo territory) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Airport Commute | ~20 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Whitney Ranch Rental Market — Rent vs. Own
Detached homes in this band typically rent for about $2,000–$2,600 per month and townhomes around $1,600–$2,000, with park-adjacent and recently renovated homes commanding premiums. Demand is structural — hospital staff, Galleria-corridor retail workers, and CCSD families — which keeps vacancies short. Note that short-term rentals are tightly regulated by the City of Henderson; underwrite long-term leases only.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Whitney Ranch? Our team specializes in out-of-state relocation — virtual tours of every section, phase-by-phase renovation guidance, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How Do You Relocate to Whitney Ranch in 8 Steps?
From first research to keys-in-hand, here’s the 8-12 week timeline most Whitney Ranch buyers follow. Two deadlines are statutory: Nevada requires a driver’s license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your section and set a budget
Decide which Whitney Ranch you’re buying: $350K Whitney Commons townhomes, $400K–$450K Canyon Terrace and Park View singles, mid-$400Ks Sunset Hills and Horizon View, or $500K+ Estates. Each carries different upkeep budgets.
Get pre-approved early
The under-$400K band held 138 of the area’s 380 listings in June 2026 and moves fastest. Conventional 3%, FHA 3.5%, and VA 0% all work here — every plan price point sits under conforming limits.
Hire a Whitney Ranch specialist
The two ZIP codes blend the plan with surrounding neighborhoods, and value varies by phase. Work with an agent who knows which streets are true Whitney Ranch and which renovations actually return.
Tour in person or virtually
Walk Park View at after-school hour and the Estates at dusk — the plan’s rhythm differs by section. Virtual tours work well for out-of-state buyers; we preview and flag 1990s-phase systems on camera.
Write and negotiate the offer
Well-priced homes draw competition at a 26-day market pace. Clean terms, building-ready pre-approvals, and realistic inspection windows win without overpaying.
Inspection, HOA docs & appraisal
Order the resale package early: dues, reserves, and rules differ by sub-association. Budget inspection attention for roofs, HVAC, and windows on early-1990s phases. Appraisals run smooth — comps are deep.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, with the HOA questionnaire the only common timing variable.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Whitney Ranch Economy?
Whitney Ranch sits inside Henderson’s everyday-economy core: healthcare, retail, schools, and city government all employ within minutes. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. St. Rose Dominican, the Galleria corridor, and the Water Street civic center anchor local employment.
$88,654Median household income, HendersonU.S. Census QuickFacts
5 minTo St. Rose Dominican — Rose de LimaHospital campus via Boulder Hwy corridor
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
20 minTo Strip & airport job centersVia I-215 / US-95
Top Whitney Ranch-Area Employers
- St. Rose Dominican — Rose de Lima CampusHospital and medical-office employment minutes from the plan
- Galleria at Sunset retail corridorRegional mall, big-box, and restaurant employment base
- City of HendersonMunicipal services and the Water Street civic center
- Clark County School District (east region)Area campuses including the Green Valley feeder pattern
- Sunset Road hospitality & entertainment corridorCasino-resort and dining employment near Galleria
- Henderson healthcare & professional officesClinics and services along the Sunset and Stephanie corridors
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Whitney Ranch Compare to Henderson, Las Vegas & Green Valley Ranch?
If you’re weighing Whitney Ranch against the valley’s other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Whitney Ranch wins on entry price and convenience, Green Valley Ranch on amenity polish, Henderson citywide on breadth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Whitney Ranch | Henderson | Las Vegas | Green Valley Ranch |
|---|---|---|---|---|
| Median List Price | $461K (2-ZIP area) | $548K | $476K | $670K (3-ZIP area) |
| Plan Price Range | $350K–$600K | Citywide — all bands | Citywide — all bands | $400K–$900K |
| Days on Market | 26 | 21 | 20 | 27 |
| HOA Dues | $50–$120/mo | Varies by plan | Varies by plan | $60–$180/mo |
| Established | 1992 | 1953 (city) | 1905 (city) | 1994 |
| Homes | 5,500+ | ~125,000 households | ~250,000+ households | 6,000+ |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 62 (Henderson) |
| New Construction | None — resale only | Very High (Cadence, Inspirada) | Moderate | None — resale only |
| Best For | Value · Convenience · First homes | Families · Schools · Safety | Investors · Urban · Value | Amenity polish · Move-up families |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Whitney Ranch and Green Valley Ranch medians are ZIP-area figures broader than each plan; crime figures are Henderson citywide — the FBI does not tabulate master plans separately. Last updated June 2026.
Cost of Ownership
What Will Whitney Ranch Cost You Each Month?
A $461,195 area-median Whitney Ranch purchase runs about $3,360 monthly with 10% down at 7% per Freddie Mac’s rate survey — and HOA dues of just $50–$120 keep the carry lean. The tabs below model your payment, compare renting, and budget the plan’s HOA tiers.
Payment Estimator
Estimate Your Whitney Ranch Payment
$3,519
Estimated Monthly Payment
- Principal & Interest$2,762
- Property Tax$234
- Insurance$150
- HOA$200
- PMI$173
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 Ranch right now?
Structural rental demand from hospital, retail, and school workers keeps area rents firm, and at current rates the monthly gap narrows sharply once equity and tax effects are counted — for 5+ year holds, the math tilts toward owning.
OWN (10% DOWN, 7%)
$3,360 / mo
- Principal & Interest
- $2,761
- Property Tax (~0.6%)
- $231
- Homeowners Insurance
- $110
- HOA (community record range)
- $85
- PMI (10% down)
- $173
5-year net cost:~$104,000
Equity built:~$144,000
RENT (AREA MEDIAN, DETACHED)
$2,150 / mo
- Median Area Rent (detached)
- $2,150
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$140,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an area-median Whitney Ranch home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $144,000 in equity (including the down payment) while the renter walks away with none. Appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $85/mo HOA.
HOA Fees by Community
HOA Fees by Section Tier
Whitney Ranch keeps it simple: one of the lowest dues structures of any established Henderson master plan, with section sub-associations layered under light master governance. No clubs, no gates, no special amenity layers — verify exact dues and reserves in escrow.
Detached Single-Family Sections
$50–$120 / mo
Whitney Ranch Estates · Sunset Hills · Horizon View
$50–$120
Includes:
Common-area landscaping, parks upkeep, governance
Canyon Terrace · Park View
$50–$120
Includes:
Same coverage; single-story sections often at the lower end
Townhomes & Patio Homes
Top of range and above
Whitney Commons
Varies by sub-association
Includes:
Exterior maintenance and common-insurance bundling — confirm the specific budget in the resale package
Area condo communities (ZIP blend)
Varies
Includes:
Not all attached product in 89014/89074 is Whitney Ranch — verify the association before you compare dues
What You Are NOT Paying For
$0
No guard gate, no club, no resort layer
$0
Includes:
The structural reason dues stay $50–$120 while gated Henderson plans run several times that
No SID/LID assumed
Verify
Includes:
Most of the plan predates newer district financing — still confirm any assessment balance in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Whitney Ranch?
This is the plan’s superpower: Whitney Ranch sits between the I-215 Beltway and US-95, so every quadrant of the valley is reachable without crossing town first. Most households drive, with mean Henderson commutes near 25 minutes per U.S. Census ACS data — and daily errands barely register at about five minutes.
Drive Times from Whitney Ranch
- ~5 minGalleria at SunsetSunset Rd
- ~5 minWater Street District (downtown Henderson)Boulder Hwy
- ~5 minSt. Rose Dominican — Rose de LimaBoulder Hwy / Lake Mead Pkwy
- ~20 minHarry Reid Intl AirportI-215 west
- ~20 minLas Vegas StripI-215 → I-15 north
- ~22 minDowntown Las VegasUS-95 / I-515 north
- ~25 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- ~25 minBoulder CityUS-93 / I-11 south
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Whitney Ranch?
Most Whitney Ranch purchases close in 30 to 45 days from acceptance; cash can close in 7 to 14. Nevada closes through escrow companies, not attorneys, and the HOA resale package adds a few days of review. With roughly 85 closings a month area-wide, appraisals are rarely a bottleneck. Townhome buyers should have their lender confirm the sub-association early.
Quick Answer
What down payment do you need to buy in Whitney Ranch?
Most Whitney Ranch buyers put down 3% to 20%. Conventional loans start at 3% for qualified buyers — about $13,800 on the $461,195 area median — FHA allows 3.5%, and VA loans allow 0% for eligible veterans. A 10% down payment runs roughly $46,100 and 20% about $92,200. On a $350,000 Whitney Commons townhome, 3% is $10,500. Every price point in this plan sits comfortably under conforming loan limits, so jumbo financing is essentially never an issue here.
Whitney Ranch FAQ — 18 Answers
What Do Whitney Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Whitney Ranch?
Across the two Whitney Ranch ZIP codes (89014/89074), the median list price is about $461,195 according to Las Vegas REALTORS MLS data, with a $429,000 median sold price over the past hundred days. Those ZIPs include neighborhoods beyond the plan; Whitney Ranch homes trade between $350,000 for townhomes and $600,000 for homes on premium lots, per the community record.
Is Whitney Ranch a good place to live?
For buyers who rank convenience and value first, it is one of Henderson’s best answers. The plan puts Galleria at Sunset, St. Rose Dominican’s Rose de Lima campus, and the Water Street District within about five minutes, with mature parks and tree-lined streets inside. The honest trade-offs: homes date from 1992 to the mid-2000s, there are no gates, and the amenities are parks rather than resorts.
What are the best neighborhoods in Whitney Ranch?
Six named sections cover the ladder. Whitney Ranch Estates leads with larger homes on premium lots from about $500K. Sunset Hills offers two-story family homes from the mid-$400Ks near the Galleria. Canyon Terrace is single-story product popular with downsizers from around $400K, Park View fronts the community parks, Horizon View carries the newest floor plans, and Whitney Commons townhomes open the door from roughly $350K.
What is the average days on market in Whitney Ranch?
Homes sold across the Whitney Ranch ZIP area over the past hundred days took a median of about 26 days from list to accepted offer, per Las Vegas REALTORS MLS statistics. Monthly medians ranged 21 to 34 days over the past year, and well-priced homes under $400,000 routinely move fastest — that band held 138 of the area’s 380 active listings in June 2026.
What are property taxes like in Whitney Ranch?
Low by national standards. Nevada’s effective rate runs roughly 0.5–0.7% 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 $461,195 area-median purchase that pencils to roughly $190–$270 per month. As with any resale, verify the parcel’s tax cap status and any assessment balances in escrow.
Are there HOA fees in Whitney Ranch?
Yes, but they are among the lowest of any established Henderson master plan: roughly $50 to $120 per month depending on the section, per the community record. Dues cover common-area landscaping, parks upkeep, and governance. Whitney Commons townhomes run higher than detached sections because exterior maintenance is bundled in. Sub-associations differ on inclusions and rules, so pull the resale package on any specific home before writing an offer.
What is the cost of living in Whitney Ranch?
Attainable for Henderson. The area median near $461,195 sits well below the city’s $548,000 citywide median, HOA dues start around $50 monthly, and Nevada levies no state income tax — a five-figure annual swing for many relocating California households. Day-to-day costs track the rest of Clark County, and the five-minute errand radius quietly saves on the one budget line nobody models: drive time and fuel.
What are the schools like for Whitney Ranch?
The zoned Clark County School District ladder is one of east Henderson’s stronger ones per GreatSchools: Nate Mack Elementary rates 8/10, Jack Lund Schofield Middle School 6/10, and Green Valley High School 7/10. Doral Academy (9/10) and Somerset Academy (8/10) lead the nearby charters, while Henderson International School and Pinecrest Academy are well-regarded private options. Zoning varies between sections, so confirm attendance boundaries for any specific address.
Is Whitney Ranch good for families and first-time buyers?
It is built for exactly those two groups. Families get parks, playgrounds, and walking paths threaded through the plan, an 8/10 zoned elementary, and youth programs across central Henderson minutes away. First-time buyers get a genuine entry ladder — townhomes from about $350,000 and early-phase single-family homes under $450,000 — in a city that consistently ranks among America’s safest. Visit on a weekend to see the parks in use.
What is the rental market like in Whitney Ranch?
Steady and landlord-friendly in the long-term lane: detached homes in this band typically rent for about $2,000–$2,600 per month and townhomes around $1,600–$2,000, per Las Vegas REALTORS rental tracking. Demand draws on St. Rose hospital staff, Galleria-corridor retail workers, and CCSD families. Short-term rentals are a different story — the City of Henderson regulates them tightly, so never underwrite vacation-rental income without reading the city rules and CC&Rs first.
Is there new construction in Whitney Ranch?
Essentially none — the plan finished its build-out in the mid-2000s, so the market is fully resale, which is exactly what delivers the mature landscaping and settled character buyers come here for. Renovated and well-updated homes are the premium product. Buyers set on new construction should compare the Cadence and Inspirada corridors, where national builders are actively selling, then weigh the commute trade against Whitney Ranch’s central location.
What amenities does Whitney Ranch offer?
Everyday rather than resort: the roughly 15-acre Whitney Ranch Recreation Area anchors the plan with a community pool, playground, basketball courts, and walking paths. Cornerstone Park adds a fishing lake, trails, and a dog park nearby, and Paseo Verde Park contributes a recreation center, sports fields, and tennis. Then the location does the rest — Galleria at Sunset, dozens of restaurants, and St. Rose Dominican hospital sit about five minutes out.
How is the commute from Whitney Ranch?
Among the best in the valley. The plan sits between the I-215 Beltway and US-95, so the Strip and Harry Reid International Airport both run about 20 minutes, downtown Las Vegas about 22, and every quadrant of the valley is reachable without crossing town first. Daily errands barely register: Galleria at Sunset is roughly five minutes via Sunset Road and the Water Street District five via Boulder Highway.
Is Whitney Ranch safe?
Yes. Whitney Ranch is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The plan is an open community — no gates — and relies on that citywide baseline plus established, owner-heavy streets; the community record estimates 72% owner-occupancy. Typical incidents are suburban property matters, not violent crime.
What should I know before buying in Whitney Ranch?
Four things move real money here. First, search both ZIP codes — 89014 and 89074 — because listings split across them. Second, build-year variety: 1990s-phase homes may need roof, HVAC, and window budgets that later phases will not. Third, HOA sub-associations differ, so read the specific resale package. Fourth, comps vary sharply by phase and section — call Nevada Real Estate Group at (702) 637-1759 and we will narrow it to the right streets.
What down payment do you need to buy in Whitney Ranch?
Most Whitney Ranch buyers put down 3% to 20%. Conventional loans start at 3% for qualified buyers — about $13,800 on the $461,195 area median — FHA allows 3.5%, and VA loans allow 0% for eligible veterans. A 10% down payment runs roughly $46,100 and 20% about $92,200. On a $350,000 Whitney Commons townhome, 3% is $10,500. Every price point in this plan sits comfortably under conforming loan limits, so jumbo financing is essentially never an issue here.
What does an HOA cost in Whitney Ranch?
Budget roughly $50 to $120 per month depending on the section, per the community record — among the lowest dues of any established Henderson master plan, covering common-area landscaping, parks upkeep, and governance. Whitney Commons townhomes and patio homes run toward the top of the range (and sometimes above it) because exterior maintenance is bundled in. There is no master-plus-club layering like gated communities carry. Always pull dues, reserves, and any assessment history in escrow before you commit.
How long does it take to close on a home in Whitney Ranch?
Most Whitney Ranch purchases close in 30 to 45 days from acceptance; cash can close in 7 to 14. Nevada closes through escrow companies, not attorneys, and the HOA resale package adds a few days of review. With roughly 85 closings a month area-wide, appraisals are rarely a bottleneck. Townhome buyers should have their lender confirm the sub-association early.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Whitney Ranch?
These are the eight queries Whitney Ranch buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: plan facts from the community record, prices from Las Vegas REALTORS, and city data from the U.S. Census Bureau.
Is Whitney Ranch the same as Whitney, Nevada?
No — and the distinction matters for your search. Whitney Ranch is a master-planned community inside the City of Henderson (ZIP 89014/89074) with Henderson police, fire, and services. Whitney is a separate unincorporated Clark County town several miles northwest along Boulder Highway. Confirm the jurisdiction on any listing labeled just “Whitney.”
Who developed Whitney Ranch?
American Nevada Corporation — the same developer behind Green Valley and Green Valley Ranch — began Whitney Ranch in 1992 and delivered 5,500+ homes across roughly 1,800 acres over a 15-year build-out, per the community record.
Is Whitney Ranch gated?
No. Whitney Ranch is an open master-planned community with HOA governance rather than staffed gates — which is precisely why dues run just $50–$120 a month. Buyers who require gates compare Henderson’s guard-gated plans at meaningfully higher price points and dues.
What ZIP codes cover Whitney Ranch?
Two: 89014 and 89074, both central Henderson. Listings split across them, so search both — or use a boundary-accurate alert — because each ZIP also contains non-plan neighborhoods that can skew casual searches.
Does Whitney Ranch have an HOA?
Yes — light-touch by Henderson standards. Dues run roughly $50 to $120 per month per the community record, covering common-area landscaping, parks upkeep, and governance, with section sub-associations setting their own rules and inclusions.
How far is Whitney Ranch from the Strip?
About 12 miles — plan roughly 20 minutes via I-215 to I-15, with US-95 as the alternate. Harry Reid International Airport also runs about 20 minutes, and downtown Las Vegas about 22 via I-515.
Are there townhomes in Whitney Ranch?
Yes — Whitney Commons is the plan’s townhome and patio-home section, opening the door from roughly $350,000 with HOA-covered exteriors. The broader two-ZIP area showed 44 active townhome listings in June 2026 per Las Vegas REALTORS MLS data.
When were Whitney Ranch homes built?
From 1992 through the mid-2000s across multiple phases, at roughly 1,200 to 3,000+ square feet. Build-year matters here: earlier phases may need roof, HVAC, and window updates, while later phases carry more open layouts — and renovated 1990s homes are the plan’s quiet premium product.
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NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Whitney Ranch?
Compare Whitney Ranch with neighboring Henderson master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading central-Henderson convenience for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Whitney Ranch Sections Can You Explore A–Z?
Six named sections make up the plan’s roughly 1,800 acres. Dedicated section pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
C
- Canyon Terrace
H
- Horizon View
- Henderson (parent city)
P
- Park View
S
- Sunset Hills
W
- Whitney Commons
- Whitney Ranch Estates
KEEP LEARNING
What Else Should You Read About Whitney Ranch?
These guides extend the research most Whitney Ranch buyers do next — understanding the broader Henderson market, comparing master plans, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
The valley-wide context behind Whitney Ranch’s numbers — inventory, rates, and where pricing power sits this year.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Whitney Ranch 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: market stats are probed across ZIP codes 89014 and 89074 — broader than the plan — so we label them area figures and reserve plan-only claims for the community record. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and monthly closing counts for the ZIP 89014/89074 area. lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (the plan is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and assessment records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- National Park Service — Lake Mead National Recreation Area acreage, access, and trail data. nps.gov/lake
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026