Henderson, NV is where a lot of my Las Vegas Valley buyers end up looking, and for good reason. It's Nevada's second-largest city, it runs its own city services, and most of it was built as master-planned communities with parks, trails and HOA-maintained streetscapes.
What surprises people is how different the parts of Henderson feel. Green Valley is mature and central, Anthem and MacDonald Highlands climb into the foothills, Inspirada and Cadence are still filling in with new construction, and Lake Las Vegas sits off by itself around a private lake. This page is the map; each area has its own guide when you're ready to go deeper.
Henderson's main areas at a glance
Henderson started as a World War II industrial townsite and grew outward in planned communities over the following decades. Today it's easiest to understand as a set of distinct areas, each with its own age, terrain and feel.
| Area | Character | Typical homes |
|---|---|---|
| Green Valley | Established and central, mature trees, right on the 215 | 1980s–2000s single-family, townhomes, condos |
| Seven Hills | Rolling hills around a public golf course, gated and non-gated sections | Single-family, luxury view homes |
| Anthem | Hillside south Henderson with valley views, including the age-qualified Sun City Anthem | Single-family, guard-gated golf homes, 55+ homes |
| MacDonald Highlands | Guard-gated luxury foothill community around a private golf club | Custom estates, view lots |
| Inspirada | Newer southwest Henderson master plan built around parks | Newer single-family, townhomes |
| Cadence | East Henderson master plan with a large central park and several builders | New construction, including a 55+ section |
| Lake Las Vegas | Resort-style community around a private man-made lake | Condos, single-family, lakefront and custom estates |
The older parts of the city along Boulder Highway and around the Water Street District, Henderson's historic downtown, add another layer: smaller lots, older homes and often no HOA at all.
What kinds of homes can you buy in Henderson?
Most Henderson housing was built from the 1980s on, so expect stucco and tile roofs, plenty of two-story tract homes, and single-story plans that tend to sell quickly. Neighborhoods closer to the 215 are generally older and more established, while the newest construction sits at the edges of the city.
- Resale single-family: the bulk of the market, from modest homes in older Green Valley to hillside view homes in Anthem and Seven Hills.
- Townhomes and condos: scattered through Green Valley, near The District at Green Valley Ranch, and around Lake Las Vegas.
- New construction: concentrated in Cadence and Inspirada, with pockets elsewhere.
- Luxury and custom: MacDonald Highlands, Anthem Country Club, Lake Las Vegas and the guard-gated parts of Seven Hills.
- 55+ active-adult: Sun City Anthem, Heritage at Cadence and Del Webb at Lake Las Vegas.
Parks, trails and things to do in Henderson
Henderson invests heavily in parks, and it shows. Most neighborhoods have a park close by, many with splash pads, sports fields, pickleball courts and dog parks, and the city ties much of it together with paved trails along washes and parkways.
- River Mountains Loop Trail: a paved loop of roughly 34 miles connecting Henderson with Boulder City and Lake Mead National Recreation Area.
- Sloan Canyon National Conservation Area: desert hiking and well-known petroglyphs on the city's southern edge, with trail access near Anthem.
- Henderson Bird Viewing Preserve: ponds and walking paths on the east side, best early in the morning.
- Lake Las Vegas and Lake Mead: paddleboarding and resort dining at one, boating and fishing at the other.
Henderson is also home to the Las Vegas Raiders headquarters and practice facility, off St. Rose Parkway near Henderson Executive Airport. Games are played at Allegiant Stadium near the Strip, but the team's offices and training are here. For shopping and dining, The District at Green Valley Ranch, the Water Street District and the St. Rose Parkway corridor cover most errands.
Getting around: Henderson freeways and drive times
Henderson's freeway grid is simple, which is one reason the city works well for commuters.
- I-215 (the Beltway): runs across Henderson and connects to I-15, Harry Reid International Airport and the southwest valley.
- I-11 / US-95: the freeway once signed I-515 runs northwest to downtown Las Vegas and southeast toward Boulder City.
- St. Rose Parkway and Lake Mead Parkway: the key arterials for south and east Henderson.
| From | To the Strip (off-peak) | To the airport (off-peak) |
|---|---|---|
| Green Valley | About 15–20 min | About 10–15 min |
| Seven Hills / Inspirada | About 20–25 min | About 15–20 min |
| Anthem / MacDonald Highlands | About 20–30 min | About 15–25 min |
| Cadence | About 25–30 min | About 20–25 min |
| Lake Las Vegas | About 30–40 min | About 25–30 min |
Rush hour on the 215 and I-15 can add real time, so I always suggest a test drive to your workplace at the hour you'd actually commute.
Henderson utilities, HOAs and other costs to know
One detail that trips up buyers: inside Henderson city limits, water and sewer come from the City of Henderson's own utility department, not the Las Vegas Valley Water District that serves the City of Las Vegas and unincorporated Clark County. Electricity is NV Energy and natural gas is Southwest Gas, as in the rest of the valley. When you move, you'll open your water account with the city, and its rates and conservation rules apply.
HOAs are the norm in most Henderson neighborhoods, and dues vary widely, from modest master-association fees to much higher amounts in guard-gated and golf communities. Some newer areas also sit inside special or local improvement districts that add an assessment to the property tax bill. My guide to HOA, SID and LID fees walks through how to spot them.
Nevada has no state personal income tax, and owner-occupied primary residences get the 3% cap on annual property-tax increases. Confirm how either applies to you with a CPA.
Buying in Henderson: my advice
- Pick the area before the house. A Green Valley resale and a Cadence new build are very different purchases, even at similar prices.
- Ask for the HOA budget, reserve study and CC&Rs early, especially in gated and golf communities.
- Check the tax bill for SID or LID assessments, not just the base property tax.
- Confirm school zoning with CCSD for the specific address; boundaries change as the city grows.
- Drive it at commute hour and after dark. Hillside areas can feel very different from the valley floor.
Dana's tip: If you're torn between Henderson and the west side, start with my Summerlin vs. Henderson comparison, then let's tour one area on each side on the same day. The contrast usually makes the decision for you.
Henderson questions
Is Henderson part of Las Vegas?
Henderson is its own incorporated city, separate from the City of Las Vegas, with its own police, fire, parks and water utility. It is part of the Las Vegas Valley and Clark County, though, and most people consider it part of greater Las Vegas. For buyers, the practical differences are city services, utility billing and which local rules apply to things like permits and short-term rentals.
What is the difference between Henderson and Summerlin?
Both are planned and well kept, but they're set up differently. Summerlin is a single Howard Hughes master-planned community on the west side near Red Rock Canyon. Henderson is a full city in the southeast valley made up of many separate master plans, each with its own HOA and character, and it's generally closer to the airport and Lake Mead. My Summerlin vs. Henderson guide compares them side by side.
Who provides water in Henderson, NV?
The City of Henderson's Department of Utility Services provides water and sewer service inside city limits. The Las Vegas Valley Water District serves the City of Las Vegas and unincorporated Clark County, not Henderson. Both rely on regional supply coordinated through the Southern Nevada Water Authority. When you buy a home in Henderson, you'll set up your water account directly with the city.
Where is new construction in Henderson?
Most new construction in Henderson is in Cadence on the east side and Inspirada in the southwest, with additional builder neighborhoods around Lake Las Vegas and scattered infill sites. Newer master plans can carry an SID or LID assessment on top of HOA dues, so I review those with buyers up front. My new construction guide explains how to work with builders.
Does Henderson have 55+ communities?
Yes. Henderson has several age-qualified 55+ active-adult communities, including Sun City Anthem, Heritage at Cadence and Del Webb at Lake Las Vegas. Each has its own amenities, HOA structure and age-occupancy rules set by its governing documents, so review those before you buy. My 55+ communities guide compares the options across the valley.
Weighing Henderson against another area?Put up to three neighborhoods side by side.
CompareMy closed sales in Henderson
4 closed sales in Henderson since 2014, representing both buyers and sellers. Here are the most recent.
| Closed | Home | Price | Dana represented |
|---|---|---|---|
| Dec 2024 | High-rise condo · 1 bd | $340,000 | Buyer |
| Dec 2017 | Single-family home · 3 bd | $217,000 | Buyer |
| Sep 2016 | Single-family home · 3 bd | $290,000 | Buyer |
| Mar 2014 | Single-family home · 3 bd | $250,000 | Buyer |
From Las Vegas REALTORS® MLS records of Dana’s closed transactions since 2011, across the brokerages she has worked with. Leases are not counted. Addresses are omitted for client privacy.
Buying in Henderson? Read Henderson Real Estate Agent: How I Help Buyers Choose and Buy in Henderson, NV.
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