Henderson, Nevada Homes and Real Estate

A short history of Henderson

Henderson began as a World War II industrial town. In the early 1940s the federal government needed large quantities of magnesium and chose a site between the McCullough Hills and the River Mountains, about halfway between the railroad and the power and water of Hoover Dam. Basic Magnesium Incorporated built a two-mile-long plant there. Thousands of workers arrived, the first permanent houses were built, and what is now downtown Henderson was known as the Basic Townsite.

When the plant stopped producing after the war, most of its workers left and the town's future was uncertain. In 1946 the Nevada Legislature authorized the Colorado River Commission to buy the industrial plants, which kept the town alive. Henderson was incorporated as a city on April 16, 1953, with about 7,500 residents and Dr. Jim French as its first mayor.

Growth followed in waves. In 1971, a land sale to publisher Hank Greenspun led to the development of Green Valley, the first large master-planned community in Nevada. Other master-planned communities followed through the 1980s and 1990s, including the Fountains, Anthem, and Seven Hills. The 2000s and 2010s added newer communities such as Inspirada and Cadence. Henderson's population grew from about 64,900 in 1990 to more than 317,000 at the 2020 census.

How Henderson is laid out

Henderson lies in the Mojave Desert at the northern end of the McCullough Range, in the southeast part of the Las Vegas Valley. The River Mountains are to the east. The city covers roughly 108 square miles, so neighborhoods vary a great deal in age, density, and character.

A useful way to think about it is in four zones: the original downtown and Water Street District; the Green Valley and Green Valley Ranch areas that grew from the 1970s on; the hillside and golf communities on the west and south edges, such as MacDonald Highlands and Seven Hills; and the newer master-planned communities in the south and east, such as Anthem, Inspirada, and Cadence. Lake Las Vegas sits apart, on the east side near Lake Mead.

Henderson communities buyers ask about

Henderson's neighborhood list is long. These are the names that come up most often in our conversations, with a short description of what each is known for. Details change, so we confirm current information for any address.

Downtown Henderson and the Water Street District

The original townsite is centered on Water Street and Lake Mead Parkway, and the Water Street District is the city's historic downtown. Older homes, some small lots, and walkability to shops, restaurants, and city services set this part of the city apart from the master-planned communities.

Green Valley and Green Valley Ranch

Green Valley is the community that began in the early 1970s and helped define Henderson's growth. It is a large, established area with mature landscaping and a mix of home styles and ages. Green Valley Ranch is anchored by the Green Valley Ranch Resort, Spa and Casino and The District at Green Valley Ranch, an outdoor shopping and dining area. Read our Green Valley guide.

Anthem and Sun City Anthem

Anthem was developed by Del Webb, annexed into Henderson in 1997, and held its grand opening in October 1998. It originally consisted of three parts: Anthem Country Club (a country club community), Sun City Anthem (an age-qualified community for residents 55 and older), and Coventry Homes at Anthem. It remains one of the better-known master-planned communities in the valley, with its own parks, golf, and recreation centers. Read our Anthem guide.

MacDonald Highlands, MacDonald Ranch, and Ascaya

These hillside communities on the west side of the city are known for views over the valley, golf, and larger and custom homes. MacDonald Highlands is a guard-gated golf community, MacDonald Ranch includes Sun City MacDonald Ranch (age-qualified), and Ascaya is a high-end gated hillside community. As in any gated area, the type of gate, the association's rules, and the dues should be part of your decision. Read our MacDonald Highlands guide.

Seven Hills and the Fountains

Seven Hills is a hillside community that began in the mid-1990s and includes golf and larger homes. The Fountains, begun in the late 1980s, is a more established master-planned community. Both appeal to buyers who want a more established neighborhood feel than the newest builds.

Inspirada, Cadence, and Whitney Ranch

Inspirada (south Henderson) and Cadence (east, near Boulder Highway) are newer master-planned communities with parks, trails, and a mix of single-family and attached homes. Whitney Ranch is another established Henderson community. Newer communities often have special improvement district assessments in addition to HOA dues, so we review those costs with you. Read our Inspirada guide.

Lake Las Vegas

Lake Las Vegas is a resort community built around a 320-acre man-made reservoir, with a developed area of 3,592 acres. It is in Henderson on the east side of the valley, near Lake Mead, and includes three resorts: the Aston MonteLago Village Resort, the Westin Lake Las Vegas Resort, and the Hilton Lake Las Vegas. Homes range from condominiums to estates, and many have water, golf, or mountain views. Read our Lake Las Vegas guide.

Other communities

Henderson also includes neighborhoods such as Black Mountain Vistas, Calico Ridge, Champion Village, Madeira Canyon, Roma Hills, Tuscany Village, Hillsboro Heights, and Sun City MacDonald Ranch. If a name is not listed here, ask us and we will tell you what we know about it.

Outdoor life: trails, parks, and Lake Mead

Henderson manages hundreds of miles of trails; the city's budget report cites more than 230 miles, and its parks page says over 300. The best-known is the River Mountains Loop Trail, a paved, non-motorized trail of about 34 miles that encircles the River Mountains and connects Henderson, Boulder City, Hoover Dam, and Lake Mead National Recreation Area. It was designated a National Recreation Trail in 2010 and is open to cyclists, walkers, and runners.

The city also has a bird viewing preserve at its water reclamation facility, the Ethel M Botanical Cactus Garden, the Acacia Demonstration Gardens, the Clark County Heritage Museum, and a large multigenerational recreation facility. Lake Mead National Recreation Area is nearby for boating, fishing, and hiking, with Lake Mead Parkway as a direct route. Golf courses in and around Henderson include Reflection Bay, Rio Secco, Anthem Country Club, and others.

Dining, shopping, sports, and entertainment

Henderson has its own restaurants, shopping centers, and entertainment districts, so many residents do not need to go to the Strip regularly. Notable places include The District at Green Valley Ranch, Green Valley Ranch Resort, Sunset Station, the M Resort, Galleria at Sunset, and the Water Street District downtown.

The city is also home to professional sports operations. The Las Vegas Raiders have their headquarters and the Intermountain Health Performance Center in Henderson, which opened in June 2020. The Las Vegas Aces (WNBA) have a practice facility and offices in the city, which opened in 2023. The Henderson Silver Knights (AHL hockey) and other minor-league teams play at Lee's Family Forum, the city's arena.

The local economy

Henderson's economy is more diversified than many people expect. The City of Henderson is the largest single employer. Other large employers include Barclays, Green Valley Ranch Resort, St. Rose Dominican Hospital campuses, Henderson Hospital, Sunset Station, M Resort, Amazon, and the Las Vegas Raiders. Industries include logistics, advanced manufacturing, financial services, health care, and media. A Google data center, a titanium manufacturer, and a Levi Strauss facility are all located in the city, and a major Haas Automation plant has been under construction since 2024.

For relocating buyers, that means that there are jobs outside the casino industry, and many Henderson residents commute within the city or to other parts of the valley.

Everyday life: schools, health care, and getting around

As with any move, details depend on the exact address.

Schools

Public schools in Henderson are part of the Clark County School District, along with a number of private and charter options. Public high schools include Basic, Coronado, Green Valley, Foothill, and Liberty, and Silverado High School, in nearby unincorporated Clark County, also serves part of the city. School zoning depends on the address, so always verify it with the district for any home you are considering. For higher education, Henderson is home to Nevada State University and campuses of Roseman University of Health Sciences, Touro University, and the College of Southern Nevada.

Health care

The city has several hospital campuses, including Henderson Hospital, two St. Rose Dominican campuses (Siena and de Lima), and others in the surrounding southeast valley.

Getting around

Henderson is served by Interstate 11, Interstate 215 (the Las Vegas Beltway), Boulder Highway (SR 582), Lake Mead Parkway (SR 564), and St. Rose Parkway (SR 146), which connects Interstate 15 near Sloan with Interstate 215 in Green Valley. Lake Mead Parkway is also a direct link to Henderson for people traveling to and from Southern California. RTC Transit runs buses through Henderson. The main airport is Harry Reid International Airport; Henderson Executive Airport serves general aviation. Henderson numbers its streets differently from the rest of the valley, which surprises many newcomers.

Climate, water, and utilities

Henderson shares the Las Vegas Valley's hot desert climate. For the Las Vegas area, July's average high is about 104.5 degrees, about 78 days a year reach 100 degrees, and the area gets about 310 sunny days and roughly 4.2 inches of rain a year. Winters are short, with cool nights.

Henderson is a member of the Southern Nevada Water Authority and follows the same mandatory seasonal watering schedules as the rest of the valley: one assigned day a week from November through February, three assigned days in March, April, September, and October, any day but Sunday from May through August with no sprinkler irrigation from 11 a.m. to 7 p.m., and no sprinkler watering on Sundays in any season. A 2021 state law bans using Colorado River water for nonfunctional turf, starting in 2027, on properties that are not zoned exclusively for single-family residences, which includes certain HOA-managed landscape areas. It does not apply to the grass in a single-family home's own yard, and the water authority offers rebates for converting grass to desert landscaping.

Electricity comes from NV Energy and natural gas from Southwest Gas. Water and some other municipal services in Henderson are provided through the City of Henderson. Our Local Resources page lists utility companies and local professionals.

HOAs, assessments, and taxes

Most Henderson neighborhoods have HOAs, and many master-planned communities have a master association plus sub-associations. Newer areas also often carry special improvement district assessments for infrastructure, which appear on the property tax bill. We review dues, reserves, assessments, rules, and the resale package with you before you commit.

Nevada does not levy a state personal income tax, and the combined sales tax rate in Clark County, which includes Henderson, is 8.375%. For owner-occupied single-family homes, Nevada's abatement limits the yearly increase in the property tax bill to 3% over the prior year's tax. A real property transfer tax of $2.55 per $500 of value is collected by the Clark County Recorder when a deed is recorded. These are set by statute and can change, and we are not tax advisors, so confirm numbers with a tax professional.

Buying in Henderson with The Perna Group

Our first step is to understand what matters to you: budget, commute, yard, view, golf or lake access, whether you want a guard-gated or age-qualified community, and how new you want the home to be. From there we narrow Henderson to a short list of neighborhoods and compare them honestly.

• We review the HOA documents and special assessments for every home you seriously consider.
• We check desert-specific issues such as roofs, air conditioning, pool equipment, solar contracts, and landscaping.
• We compare recent nearby sales so that you know whether an asking price is supported.
• If you are buying new construction, we represent you from your first visit with the builder.
• If you are moving from out of state, we coordinate virtual tours and remote signing.

Selling your Henderson home

Henderson buyers compare homes community by community, so we price from true comparable sales in your own neighborhood, adjusting for lot, view, upgrades, condition, and association costs. We also look at how your home compares with the other homes buyers can choose at the same price.

Nevada requires sellers of residential property to complete the Seller's Real Property Disclosure form and give it to the buyer at least 10 days before close of escrow, and the seller, not the agent, completes it. HOA documents are also part of the process. We gather them early so your timeline stays on track, and we plan preparation, photography, and marketing around the buyer most likely to want your home. Request a home value estimate to start.

A moving checklist for Henderson

A starting point for your planning:

• Choose your neighborhoods and set a total monthly budget that includes association dues and assessments.
• Get your financing preapproved with a local lender (see our Local Resources page).
• Verify school zoning for the exact address with the Clark County School District.
• Review the HOA resale package, rules, and any pending assessments.
• Schedule independent inspections, including air conditioning, roof, and any pool or solar equipment.
• Arrange electricity, gas, water, trash, and internet for your move-in date.
• Find your assigned watering days and learn the local landscaping rules.