Henderson, Nevada Homes for Sale: Master-Planned Communities by Las Vegas

Henderson is a collection of master-planned neighbourhoods. Anthem is a large community with golf courses and desert views. Seven Hills and MacDonald Ranch are hillside areas with luxury homes and city views. Green Valley is the established, well-regarded mid-market district with parks and schools. Lake Las Vegas has a man-made lake, a resort and gated villages. Inspirada and Cadence are newer developments in the south-east.

Henderson has the Lake Mead recreation area and the Red Rock canyon nearby, and downtown Las Vegas is 20 to 30 minutes away by car. The airport is about 20 minutes away. Summers are extremely hot, often above 40°C, which affects pool use, utility bills and outdoor living.

Nevada has no state income tax, and property tax rates are relatively low, with an annual cap on increases for owner-occupied homes. Almost every master-planned community has an HOA with monthly dues and rules on exterior changes, parking and rentals; read the CC&Rs (covenants, conditions and restrictions) before you commit. Foreign buyers can purchase without nationality restrictions, and many buy for retirement or as holiday homes. When selling, non-residents may face FIRPTA withholding.

Ground-level water use is an issue in the desert. Southern Nevada has strict rules on turf, and landscaping costs reflect that. Read our US buying guide, US mortgage page and US market analysis for background.

Desert living has real costs. Summer electricity bills for a 188 m² house with a pool can be high, and a pool needs a pump, a heater or a cover and weekly maintenance. Look for solar panels, which are common in Henderson and may be leased or owned, since a lease can complicate a sale. Southern Nevada also restricts lawn irrigation, so many yards use gravel and drought-tolerant plants. Home insurance is generally affordable compared with coastal states, but check the roof's age and any flash-flood exposure near washes. If you will leave the house empty for months, ask the HOA what is allowed and arrange maintenance.

Ask for the HOA's reserve study, the annual budget and any pending special assessments. Find out whether the house has solar panels and whether they are owned or leased, and request twelve months of electricity and water bills. Check the pool equipment's age and whether the roof is tile or shingle. If the home is in a hillside community, ask about view easements and any restrictions on future additions.

Other places to compare are New York, Brooklyn, San Diego, Naples and Jacksonville. Visit the United States hub, or try the mortgage calculator.