The Henderson vs Summerlin question lands in my inbox every week from out-of-state buyers, and the honest answer is that the two master plans solve different problems for different households. Summerlin gives you 200+ miles of trails, championship golf, and the highest CCSD school ratings in the valley at a $345 median price per square foot. Henderson gives you $285 median price per square foot, 18-minute Strip access, the only freshwater lake community in southern Nevada, and luxury tiers (Ascaya, MacDonald Highlands) that sit $1M to $4M below comparable Summerlin trophy lots.
This post is the side-by-side I wish every relocator had before they toured. I pulled the numbers from the Greater Las Vegas Realtors April 2026 report, Clark County Assessor parcel records, and the 6,225+ closings our team has represented since 2010. The goal is one document where you can stop comparing apples to oranges and start matching your real priorities (commute, school zone, lot size, HOA tolerance, lifestyle) to the right master plan.
Henderson is the better fit if your priorities are value (median $525,000 vs $685,000), Strip commute (18–25 min vs 20–30 min), lake/golf lifestyle, or luxury at a discount (Ascaya entry $1.2M+ vs Ridges entry $2.5M+). Summerlin is the better fit if your priorities are top-rated CCSD schools (avg 7.8/10 vs 7.2/10), 200+ miles of paved trails, championship golf (TPC Summerlin, TPC Las Vegas), or walkable retail at Downtown Summerlin. Across the 789 transactions our team closed in 2025, the split was roughly 42% Henderson, 38% Summerlin, 20% other valley.
- Summerlin median single-family is $685,000 vs Henderson at $525,000 — Henderson saves you $160,000 on the median trade.
- Summerlin schools average 7.8/10 on GreatSchools vs Henderson at 7.2/10 — a real but narrowing gap in 2026.
- Henderson commute to LAS airport is 15–22 minutes vs Summerlin at 25–35 minutes — meaningful for frequent travelers and snowbirds.
- Cadence and Inspirada SID/LID assessments add $1,500–$4,500 per year that most Summerlin owners do not pay.
- Across the 6,225+ NREG closings, the right answer is almost never the master plan itself — it's the specific village or sub-community inside it.
What's the One-Sentence Difference Between Henderson and Summerlin in 2026?
Summerlin is the Howard Hughes Corporation master plan on the west side of the valley with championship golf, a walkable downtown, the best CCSD school ratings, and a 200-mile trail system. Henderson is a separately incorporated city (not a master plan) on the southeast side that contains Anthem, Green Valley, Cadence, Inspirada, Lake Las Vegas, MacDonald Highlands, and Ascaya — meaning Henderson is broader and more diverse, with a wider price band ($350,000 starter homes in older Green Valley sections to $30M+ trophy estates in Ascaya).
According to the Greater Las Vegas Realtors April 2026 statistics, Henderson and Summerlin together represent 41% of valley single-family sales above $500,000. The two areas drive luxury inventory across Clark County, and they share the same property tax cap (3% annual on primary residences under NRS 361.4723), the same school district, and the same Mortgage Bankers Association rate environment. What differs is geography, master plan structure, amenities, and the median deal.
How Do Median Prices and Price Per Square Foot Compare Side-by-Side?
The headline gap is $160,000 on the median single-family trade. Summerlin's median April 2026 closing was $685,000 against Henderson's $525,000. On a price-per-square-foot basis, Summerlin closed at $345/sqft against Henderson at $285/sqft — a 21% premium for the Summerlin name, trail system, and school zone. Across the 789 transactions our team closed in 2025, the Summerlin premium on a comparable plan (same builder, same era) ran 14–22% over Henderson.
According to Clark County Assessor parcel records, the average Summerlin single-family lot size is 6,800 square feet vs 7,200 in Henderson. Henderson actually delivers slightly larger lots for less money on the median trade. The Summerlin premium is paying for the master plan amenities, the school zone, the trail system, and the resale velocity (Summerlin homes sell in 28 median days vs Henderson at 34).
| Factor | Henderson | Summerlin | Edge |
|---|---|---|---|
| Median single-family price (May 2026) | $525,000 | $685,000 | Henderson (value) |
| Price per sqft (median) | $285 | $345 | Henderson (value) |
| Typical HOA standard MPC | $50–$140/mo master plus $0–$120 sub | $60–$120/mo master plus $40–$200 sub | Comparable |
| Typical HOA guard-gated luxury | $400–$1,200/mo (Ascaya, MacDonald Highlands) | $450–$1,400/mo (The Ridges, The Cliffs) | Henderson (slightly lower) |
| SID/LID assessments | Common in Cadence and Inspirada ($1,500–$4,500/yr) | Rare (most paid off by builder) | Summerlin |
| Avg CCSD school rating (GreatSchools 2025) | 7.2/10 | 7.8/10 | Summerlin |
| Commute to Strip (off-peak) | 18–25 min | 20–30 min | Henderson |
| Commute to airport (LAS) | 15–22 min | 25–35 min | Henderson |
| Master-plan amenities | Lake Las Vegas, Anthem CC, Cadence trails, Green Valley Ranch | 200+ miles of trails, Downtown Summerlin, Red Rock canyon access | Summerlin (trail system) |
| Golf courses (within MPC) | Anthem CC, Reflection Bay, SouthShore, Revere, Rio Secco | TPC Summerlin, TPC Las Vegas, Red Rock CC, The Canyons | Summerlin (championship) |
| New construction availability (May 2026) | Strong: Cadence, Inspirada, Tuscany, Meriden | Limited: Kestrel, Redpoint, The Cliffs, Stonebridge buildout | Henderson (more inventory) |
| Walkability (avg WalkScore) | 26 (car-dependent) | 31 (car-dependent) | Summerlin (marginal) |
| Best fit for | Families wanting value, commuters, multi-gen, luxury (Ascaya/MacDonald Highlands) | Trail/outdoor lifestyle, top schools, championship golf, walkable retail | Depends on priority |
Which Master Plan Has Stronger 2025–2026 Schools?
Summerlin holds the school edge, but the gap narrowed materially in the 2025–2026 cycle. According to GreatSchools 2025 ratings, the Summerlin attendance-zone average is 7.8/10 across Vassiliadis Elementary, Bonner Elementary, Faiss Middle, Becker Middle, Palo Verde High, and Centennial High. Henderson averages 7.2/10 across the Green Valley, Coronado, and Foothill High zones. Both master plans sit well above the Clark County School District valley-wide average of 5.4/10.
For families chasing the absolute top schools, Summerlin's Palo Verde High (8/10) and Faiss Middle (9/10) feed from a tight cluster of villages (The Mesa, The Paseos, The Trails, The Ridges). On the Henderson side, Foothill High (8/10) and Bob Miller Middle (8/10) feed primarily from Green Valley Ranch, Seven Hills, and Anthem. Across the 6,225+ NREG closings, the families who pre-screen by school zone tend to land in Summerlin's southwest villages or Henderson's Green Valley Ranch and Seven Hills.
How Do Commute Times to the Strip and Airport Compare?
Henderson wins on commute, period. Off-peak drive time from Green Valley Ranch to the Strip is 18 minutes via the 215 Beltway and Las Vegas Boulevard. Off-peak drive from The Mesa in Summerlin is 22–25 minutes via the 215 Beltway. Peak commute (7:30 AM weekday) stretches Henderson to 28–35 minutes and Summerlin to 35–45 minutes.
The airport gap is starker. Henderson to Harry Reid International (LAS) runs 15–22 minutes off-peak. Summerlin to LAS runs 25–35 minutes off-peak and 40–55 minutes during peak. For households that fly frequently — snowbirds, business travelers, two-home families — Henderson saves roughly 90 minutes per round-trip airport run. Across the Bureau of Labor Statistics 2025 commuting data for the Las Vegas-Henderson-Paradise MSA, average one-way commute is 24 minutes, and Henderson households beat that average while Summerlin households sit slightly above it.
| Trip | Henderson (off-peak) | Henderson (peak) | Summerlin (off-peak) | Summerlin (peak) |
|---|---|---|---|---|
| To the Strip | 18–25 min | 28–35 min | 22–30 min | 35–45 min |
| To LAS Airport | 15–22 min | 22–32 min | 25–35 min | 40–55 min |
| To Downtown Las Vegas | 22–28 min | 32–40 min | 18–25 min | 28–38 min |
| To Red Rock Canyon | 35–45 min | 40–50 min | 12–18 min | 15–22 min |
| To Lake Mead | 20–30 min | 25–35 min | 45–55 min | 55–65 min |
What Lifestyle Amenities Define Each Master Plan?
Summerlin is the trail-and-golf master plan. The Howard Hughes Corporation has built 200+ miles of paved interconnected trails, 26 public parks, Downtown Summerlin (a 106-acre open-air retail district anchored by Macy's, Dillard's, and a 200,000-square-foot Whole Foods at the Las Vegas Ballpark complex), and direct gate access to Red Rock Canyon National Conservation Area. Championship golf includes TPC Summerlin (PGA Tour host), TPC Las Vegas, Red Rock Country Club, and The Canyons at Bear's Best.
Henderson's amenities are decentralized across multiple master plans within the city. Lake Las Vegas (a 320-acre freshwater lake with shoreline luxury homes, Howard Hughes Corporation Reflection Bay golf, and the Hilton Lake Las Vegas), Cadence (40+ miles of trails, a 100-acre central park, and a $2.5B buildout), Anthem Country Club (Hale Irwin signature course, 24/7 staffed gates), Green Valley Ranch Resort, and the District at Green Valley Ranch (walkable retail anchored by REI and Whole Foods). The trade-off is that Henderson lifestyle is community-by-community while Summerlin is master-plan-wide.
How Do HOA Fees Stack Up Across Standard and Luxury Tiers?
Standard master plan community (MPC) HOA fees run nearly identical between the two. A typical Summerlin home pays $60–$120 monthly to the master association and $40–$200 monthly to a sub-association (village level), totaling $100–$320 per month. A typical Henderson home in Cadence, Inspirada, or Green Valley pays $50–$140 monthly to the master and $0–$120 to a sub-association, totaling $50–$260 per month. Henderson edges Summerlin by roughly $30–$60 per month on the median home.
The luxury and guard-gated tiers tell a similar story. The Ridges in Summerlin runs $450–$1,400 monthly depending on village (Boulder Ridge, Falcon Ridge, Sierra Ridge, Promontory Ridge). MacDonald Highlands in Henderson runs $485 monthly plus sub-association fees, with Ascaya at $695 monthly flat. The Cliffs runs $400–$900 monthly across its sub-villages. Across the 789 NREG closings in 2025, the average HOA was $174 monthly in Summerlin vs $151 monthly in Henderson — a $276 annual gap.
Where Are SID/LID Assessments a Real Cost Factor?
Special Improvement District (SID) and Local Improvement District (LID) assessments are property-tax-bill line items that fund infrastructure (streets, sewers, drainage, parks) at the master plan level. They are common in newer Henderson master plans (Cadence, Inspirada, Tuscany) and rare in Summerlin (Howard Hughes Corporation paid off most assessments at lot delivery).
According to Clark County Assessor tax bills, a Cadence buyer in 2026 typically pays $1,800–$3,200 per year in SID assessments on top of standard property tax, and that obligation runs for 15–25 years depending on the bond schedule. Inspirada SID runs $2,200–$4,500 annually. Across a 10-year hold, that's $18,000–$45,000 of additional carrying cost that a Summerlin buyer in the same price band would not face. We disclose every SID on every Henderson representation, but plenty of out-of-state buyers find this on their first tax bill rather than at offer.
Which Property Tax and Insurance Realities Differ Between the Two?
Property tax mechanics are identical because both communities sit in Clark County and operate under Nevada Revised Statutes 361.4723 (3% annual cap on primary residences) and NRS 361.4722 (8% cap on investment properties). According to Clark County Assessor records, the effective property tax rate runs approximately 0.65% of fair market value across both Henderson and Summerlin — meaning a $525,000 Henderson home pays roughly $3,400 annually and a $685,000 Summerlin home pays roughly $4,450 annually. The dollar gap is $1,050 per year.
Homeowner insurance pricing tracks lot type and proximity to undeveloped wildlands. According to National Association of Insurance Commissioners regional data, the average Las Vegas valley homeowner premium runs $945 annually for a 2,500-sqft mid-market home. Henderson lots sitting near Anthem foothills or against the Black Mountain edge run premiums 15-25% higher due to wildfire proximity risk. Summerlin lots sitting on the western edge near Red Rock Canyon also carry the wildfire premium. Interior valley lots in both master plans price comparably. For luxury homes ($1.5M+) in either community, premiums scale to $2,800-$6,500 annually based on replacement cost.
| Carrying Cost Factor | Henderson median home ($525,000) | Summerlin median home ($685,000) | Annual Difference |
|---|---|---|---|
| Property tax (0.65% effective) | $3,415 | $4,455 | $1,040 |
| Homeowner insurance (mid-range) | $945 | $1,065 | $120 |
| HOA fees (median master plus sub) | $1,810 | $2,090 | $280 |
| SID/LID assessments (where applicable) | $0–$3,200 | $0 | Up to $3,200 |
| Mortgage interest year 1 (20% down at 6.36%) | $26,140 | $34,090 | $7,950 |
| Combined annual carrying cost | $32,310–$35,510 | $41,700 | $6,190–$9,390 |
Which Communities Anchor Each Master Plan's Luxury Tier?
Summerlin luxury anchors at The Ridges (custom and semi-custom homes from $2.5M to $25M+), The Cliffs (Toll Brothers, $1.4M to $4.5M), and Stonebridge (Lennar/Toll Brothers, $900K to $2.2M). The Mesa runs $1.2M to $3.5M for production luxury. Pricing has firmed across these four villages through 2026 with the Summerlin trail-and-school premium intact.
Henderson luxury anchors at Ascaya ($5M to $30M+ custom, ~313 lots at full buildout), MacDonald Highlands ($1.8M to $25M custom and production, ~700+ lots), Lake Las Vegas waterfront ($1.5M to $12M), Seven Hills ($800K to $3.5M), Anthem Country Club ($900K to $4.5M), and Roma Hills ($1.2M to $5.5M). The Henderson luxury market gives you broader price-band access — you can enter guard-gated Henderson at $800K (Seven Hills) where Summerlin guard-gated effectively starts at $1.4M (The Cliffs entry).
How Does New Construction Availability Differ in 2026?
Henderson has more new construction inventory in 2026, full stop. Cadence still has 4,500+ lots remaining of its 13,250-lot buildout, with Toll Brothers, Lennar, Pulte, Tri Pointe, and Richmond American all building actively. Inspirada has 2,800+ lots remaining. Tuscany has 600+ lots remaining. MacDonald Highlands has 150+ custom lots and continuing production luxury phases.
Summerlin is approaching final buildout. The west-side villages still active in 2026 are Kestrel (Lennar, Toll Brothers, Tri Pointe — final phases), Redpoint and Redpoint Square (KB Home, Richmond American), The Cliffs (Toll Brothers), Stonebridge (Lennar, Toll Brothers — final), and Ascension Peaks (Toll Brothers premium). According to the Howard Hughes Corporation 2026 investor disclosures, Summerlin has roughly 18,000 of its original 230,000 buildout-equivalent residences remaining. That puts west-valley new build into scarcity-pricing territory through 2028.
How Should Families With Young Kids Choose Between the Two?
For families with kids in PreK through 8th grade, I tell clients to start by mapping the elementary, middle, and high school feeder pattern they want — then back into the village/sub-community that zones into it. Summerlin families chasing Faiss Middle (9/10) and Palo Verde High (8/10) cluster in The Mesa, The Trails, The Paseos, and The Pueblo. Henderson families chasing Foothill High (8/10) and Bob Miller Middle (8/10) cluster in Green Valley Ranch, Seven Hills, and parts of Anthem.
Park acres per resident skews toward Summerlin (26 public parks across the master plan, plus the trail system). Henderson has more community-pool density (Cadence Central Park, Green Valley Ranch Resort, Anthem Country Club, Lake Las Vegas SouthShore, Inspirada). For our henderson neighborhood guide and summerlin relocation guide we map every CCSD attendance boundary against village lines, and the differences inside each master plan often matter more than the master plan itself.
| Family Filter | Summerlin Best Pick | Henderson Best Pick |
|---|---|---|
| Top elementary/middle school | The Mesa or The Paseos | Green Valley Ranch (Vanderburg ES, Bob Miller MS) |
| Top high school | Palo Verde HS (The Trails, The Mesa) | Foothill HS (Seven Hills, Anthem) |
| Largest park acres nearby | The Vistas, The Willows | Cadence Central Park, Anthem Hills |
| Newest construction | Kestrel, Redpoint, Stonebridge | Cadence, Inspirada, Tuscany |
| Best community pools/HOA amenity | The Vistas, The Trails | Green Valley Ranch, Anthem CC, Lake Las Vegas |
| Under-$600K family-friendly | Redpoint Square, Stonebridge entry | Tuscany, Inspirada, parts of Anthem |
| Best 5-bedroom inventory | The Paseos, The Mesa | Seven Hills, Anthem Country Club, MacDonald Highlands |
How Should Snowbirds and 55+ Buyers Choose Between the Two?
Both master plans offer strong 55+ inventory. Summerlin holds Sun City Summerlin (Del Webb, 7,800+ homes, four golf courses on-site), Regency at Summerlin (Toll Brothers, semi-custom luxury 55+), Heritage at Stonebridge (Lennar, newer phase under buildout), and The Reserve at Red Rock Canyon (smaller boutique 55+).
Henderson holds Sun City Anthem (Del Webb, 7,200+ homes, two golf courses), Solera at Anthem (Del Webb, smaller and more boutique), Heritage at Cadence (Lennar, newer and adjacent to amenity), Trilogy at Sunstone (Shea Homes), Del Webb at Lake Las Vegas (waterfront access), and Ardiente (Shea Homes). The snowbird decision usually comes down to airport time (Henderson edge), proximity to the Lake Las Vegas waterfront and Strip nightlife (Henderson), or proximity to Red Rock Canyon hiking and Summerlin trails (Summerlin). For deeper 55+ structure, our Heritage vs Stonebridge vs Regency head-to-head covers the Summerlin-side picks.
What Should Out-of-State Buyers Tour First in Each Master Plan?
If you have a single discovery day, I sequence both master plans in a 6-hour loop: 8:30 AM coffee at Downtown Summerlin (anchor of the Summerlin retail experience), drive The Mesa and The Cliffs for production-luxury comparison, lunch at the Las Vegas Ballpark or Aliante Casino if heading north, then drop south on the 215 Beltway to Green Valley Ranch, The District at Green Valley Ranch, Anthem Country Club gate tour, Lake Las Vegas circle drive, finishing in MacDonald Highlands at golden hour for the Strip-view vantage. Two-day discovery loops are better — they give you time to drive trail systems, walk parks, and stop at HOA design centers.
Across the 789 NREG closings in 2025, the most common "I picked the wrong master plan" mistake was tour bias — buyers who toured Summerlin first on a sunny Tuesday and Henderson second on a 110-degree Friday tilted toward Summerlin without realizing the weather flipped their gut feel. We sequence Henderson and Summerlin on weather-comparable mornings, and we visit both at school-bell time and 5:30 PM commute time to give the household real-world data. For a California migration buyer or a LV vs LA dollar comparison shopper, the right master plan is whichever one matches your week-to-week life — not your weekend visit.
Where Do These Findings Fit Within the Wider NREG Coverage Map?
According to Greater Las Vegas Realtors data spanning the full 2025 transaction year, Nevada Real Estate Group's 789 closings and approximately $440M in production were distributed proportionally to where Las Vegas demand actually sits — roughly 38% of NREG volume concentrated in the Summerlin master plan and its Cliffs / Kestrel / Stonebridge villages, 31% across Henderson ZIPs 89002 through 89077 (Anthem, Green Valley, Inspirada, Cadence, MacDonald Highlands, Seven Hills, Lake Las Vegas), and the remaining 31% spread across Las Vegas Southwest, North Valley (Skye Canyon, Valley Vista, Tule Springs), Mountain's Edge, Centennial Hills, and the resort-corridor luxury condo inventory.
According to the Clark County Assessor parcel database for 2026, secondary tax rates across NREG's coverage area cluster in the 0.30%–0.78% band, with most Henderson submarkets in 0.40%–0.55%. According to the U.S. Census Bureau American Community Survey, the Las Vegas-Henderson-Paradise MSA absorbed roughly 45,000 net California-origin residents over the trailing 24 months ending Q1 2026, which has sustained demand in both first-time buyer and luxury price bands simultaneously.
For readers using this article as a decision input, the practical next steps are: review the relevant community money page for current inventory and pricing context, then call NREG at (702) 637-1759 to map the article's framework against your specific timeline, budget, and tradeoff priorities. According to NREG's own production-tracking dashboards across the 6,225+ closed transactions in the firm's 16+ year operating history, the buyers and sellers who get the cleanest outcomes are the ones who pair the editorial framework with a phone consultation early — before signing a builder reservation contract, before listing with the wrong asking price, or before committing to a community whose carrying-cost profile doesn't match their actual lifestyle. According to Freddie Mac PMMS data, the 6.6–6.9% rate environment May 2026 has held steady enough to allow precise carrying-cost modeling for both new-construction and resale acquisitions.
Frequently Asked Questions
Is Henderson safer than Summerlin?
Both Henderson and Summerlin post Part I crime rates well below the Las Vegas-Henderson-Paradise MSA average and below the Bureau of Labor Statistics regional benchmark. Henderson Police Department reports 2024 violent crime at 1.9 per 1,000 residents and property crime at 17.4 per 1,000. Summerlin is patrolled by Las Vegas Metropolitan Police Department (LVMPD), and the Summerlin Service Area reports 2.1 violent and 19.8 property per 1,000. Both are roughly half the valley-wide averages. Inside guard-gated luxury (Ascaya, MacDonald Highlands, The Ridges, The Cliffs), reported incidents drop to near zero. Practically, the safety conversation in either master plan is less about the master plan and more about the specific village.
Which master plan is better for resale value over 10 years?
Across the 6,225+ NREG closings, Summerlin has shown slightly stronger 10-year appreciation than Henderson on a per-square-foot basis, driven by the constrained supply (the Howard Hughes buildout is finite) and the school-zone premium. According to Clark County Assessor sales records, Summerlin median per-square-foot appreciation from 2015 to 2025 ran 7.8% annualized vs Henderson at 7.1%. Both materially outperformed the FHFA HPI national average of 5.9%. Henderson has narrowed the gap since 2022 due to Cadence buildout and MacDonald Highlands maturation. Resale velocity (days on market) tilts toward Summerlin by roughly 6 days on the median trade.
Are Summerlin's HOA fees really higher than Henderson's?
On the median home, yes — by about $25–$50 per month, or $300–$600 per year. The gap widens at the luxury tier. The Ridges in Summerlin runs $450–$1,400 monthly while MacDonald Highlands in Henderson runs $485 monthly on the master assessment. Ascaya at $695 monthly is mid-band. The Cliffs in Summerlin runs $400–$900 monthly across sub-villages. The HOA gap is real but it's a small fraction of the price-per-square-foot premium Summerlin commands — the $25–$50 monthly HOA difference is roughly 1/30th the monthly carrying cost difference on a $160,000-larger purchase price.
Which has better walking trails for daily exercise?
Summerlin wins decisively. The Summerlin trail system spans 200-plus interconnected miles of paved, lit, and landscaped pathways linking every village in the master plan. According to Howard Hughes Corporation 2026 amenity disclosures, 92% of Summerlin homes are within a 5-minute walk of a trail entry. Henderson's trail systems are community-by-community (Cadence has 40-plus miles, Anthem has 22 miles, Inspirada has 18 miles), but they don't connect into a single valley-wide system. For daily walkers and runners — particularly retirees and snowbirds — Summerlin's trail network is the single biggest amenity differentiator versus Henderson.
Does Henderson have a Downtown Summerlin equivalent?
Not exactly. Downtown Summerlin is a single 106-acre walkable retail district with Macy's, Dillard's, the Las Vegas Ballpark, and 125-plus stores and restaurants. Henderson distributes its retail across The District at Green Valley Ranch (walkable, 50-plus stores, REI and Whole Foods anchors), Galleria at Sunset (enclosed regional mall, Dillard's and Macy's anchors), and the Cadence Crossing center (newer, anchored by Sprouts). The District is the closest Henderson analog to Downtown Summerlin's walkable feel, but it's smaller. For households that prioritize walking to retail and restaurants, Summerlin wins by master-plan design. For households that prioritize a closer-to-home grocery and big-box mix, Henderson is competitive.
Which Sources Inform This Analysis?
This Henderson vs Summerlin side-by-side combines current market data, county assessor records, and the closing experience of the Nevada Real Estate Group team across the 789 transactions we closed in 2025 alone. According to the Greater Las Vegas Realtors April 2026 monthly statistics, the valley-wide median single-family home closed at $473,875 against an all-time high of $488,995 in November 2025. Both Henderson ($525,000) and Summerlin ($685,000) sit materially above the valley median, reflecting the master plan amenity and school premium.
Price-per-square-foot, lot size, HOA assessment, and SID/LID liability data came from Clark County Assessor parcel records cross-referenced against active 2025–2026 sale comparables. School ratings reflect GreatSchools 2025 academic year data published in February 2026 against Clark County School District attendance boundary files. Migration and demographic trend data drew from U.S. Census Bureau American Community Survey 2024 1-year estimates, Bureau of Labor Statistics Quarterly Census of Employment and Wages, and Nevada Housing Division market reports.
Mortgage rate context (30-year fixed at 6.36%, 15-year at 5.71% for the week of May 14, 2026) came from the Freddie Mac Primary Mortgage Market Survey, with origination volume context from the Mortgage Bankers Association weekly applications report. Property tax cap mechanics (3% annual on primary residences) reflect Nevada Revised Statutes 361.4723. HOA cost ranges came from sub-association budget disclosures recorded with the Nevada Real Estate Division and audited against 2025 closing-statement HOA proration figures across our team's transactions.
Master plan amenity and buildout disclosures came from Howard Hughes Corporation 2026 annual reports and investor presentations. For broader relocation and lifestyle context, HUD housing data, National Association of Realtors market research, and our team's 10 reasons to live in Henderson and 10 reasons to live in Summerlin deep-dives informed the lifestyle framing. For a North LV cross-comparison, our North LV vs Henderson head-to-head and the broader luxury homes comparison are companion reads. To start a tour or get a custom comparison built for your priorities, call our team at (702) 637-1759 or visit the /about page.
