Living in Green Valley, Henderson NV (2026): Prices, Parks & Pros/Cons
Living in Green Valley, Henderson puts you in the most central part of Henderson. It's about 12 minutes from the airport and 15 minutes from the Strip, with established streets, mature trees and a lot of parks. Green Valley held its grand opening in 1978 and is often called Southern Nevada's first master-planned community (Wikipedia). Many of its homes were built in the 1980s and '90s, so buyers often find bigger lots and lower HOA dues than in newer Henderson communities.
Why Green Valley is worth a look
- Central location: about 12 minutes to Harry Reid International Airport and 15 minutes to the Strip without traffic
- Recent sale prices: a $494,000 median across the last 30 Green Valley sales
- Low HOA dues: the median listed HOA fee in those sales was $38 a month, and 3 had no HOA at all
- Parks and trails: Cornerstone Park's 31-acre lake and the paved Pittman Wash Trail
- Shopping and dining: The District at Green Valley Ranch and the Sunset Road retail corridor
By Andrew Guiant, REALTOR®, NV license S.0183462, Simply Vegas · Updated October 27, 2026 · About an 8-minute read
Thinking about Green Valley? Call or text me at 702-496-8216. I've toured and filmed many homes here and can tell you which streets fit what you're looking for.
Where Is Green Valley?
Green Valley is in northwest Henderson, roughly east of Eastern Avenue, with the 215 Beltway running through it. It includes the original Green Valley (often split into Green Valley North and South) and Green Valley Ranch, and it covers the 89074, 89014 and 89012 ZIP codes plus part of 89052 (Wikipedia).
Green Valley vs. Green Valley Ranch
- Green Valley (North and South): The older core. Home construction began in 1978, and Green Valley South started around 1985. Expect stucco and tile-roof homes, many with mature landscaping.
- Green Valley Ranch: Construction began in 1994 (Wikipedia). It's the area around The District and Green Valley Ranch Resort, with more gated neighborhoods and some higher-end homes.
Green Valley Home Prices and HOA Fees
Here's a snapshot of the 30 most recent closed sales in each area, from the GLVAR MLS as shown on a public IDX site (Green Valley, Green Valley Ranch), read October 27, 2026:
| Green Valley | Green Valley Ranch | |
|---|---|---|
| Sales included | 30 (closed Sept. 30 – Oct. 23, 2026) | 30 (closed Sept. 1 – Oct. 23, 2026) |
| Median sale price | $494,000 | $482,500 |
| Single-family median | $541,000 | $492,500 |
| Price range | $240,000 – $1,475,000 | $233,000 – $1,810,000 |
| Median price per sq. ft. | $250 | $303 |
| Median listed HOA fee | $38/month (3 had no HOA) | $75/month (range $54–$305) |
| Years built | 1979 – 2007 | 1992 – 2005 |
| Home types | 24 houses, 3 condos, 3 townhomes | 25 houses, 4 condos, 1 townhome |
What the numbers mean: a small sample can swing a lot, so treat this as a feel for the market, not an appraisal. Green Valley's lower price per square foot reflects older, often larger homes. Ask me for a current pull on the exact street you like.
For comparison, the median of Summerlin's last 30 sales was $621,500. See my Henderson vs. Summerlin guide for the full breakdown.
Parks, Trails and Recreation
- Cornerstone Park (1600 Wigwam Pkwy.): A 31-acre lake (no swimming) with walking paths, pavilions, lighted basketball and volleyball courts, and exercise stairs (Travel Nevada).
- Pittman Wash Trail: About 4 miles of asphalt trail between Arroyo Grande Sports Complex and Pebble Road at Topaz Street, used for walking, running and biking (TrailLink).
- Henderson Multigenerational Center (250 S. Green Valley Pkwy.): An 84,120-square-foot city recreation center with three pools and an indoor climbing wall (City of Henderson).
- The Legacy Golf Club (130 Par Excellence Dr.): A public 18-hole course in 89074 (The Legacy Golf Club).
Henderson as a whole has 77 parks, 8 recreation centers and more than 300 miles of trails (City of Henderson). See Top 5 Neighborhoods in Henderson for how Green Valley compares with Anthem, Inspirada, Cadence and Lake Las Vegas.
Shopping, Dining and Entertainment
- The District at Green Valley Ranch (2240 Village Walk Dr.): An open-air shopping and dining center (The District).
- Lee's Family Forum (200 S. Green Valley Pkwy.): A 5,567-seat arena and home of the Henderson Silver Knights (Lee's Family Forum).
- Galleria at Sunset and the Sunset Road corridor: Big-box stores, grocery stores and restaurants along Sunset Road and Stephanie Street.
For what's happening this week, see my Things to Do in Henderson page.
Commute and Drive Times
Approximate drive times without traffic, from OSRM routing run October 27, 2026:
| From Green Valley (Green Valley Library) to | Minutes |
|---|---|
| Harry Reid International Airport (Terminal 3) | ~12 |
| The Strip (Bellagio) | ~15 |
| Downtown Las Vegas (Fremont Street) | ~18 |
| Downtown Summerlin | ~27 |
| Lake Mead (Boulder Beach) | ~42 |
Rush hour on the 215 and I-11/US 95 adds time, so test-drive your commute before you buy.
Pros and Cons of Living in Green Valley
Pros
- Location: close to the airport, the Strip and the 215 Beltway
- Lower HOA dues than most newer Henderson communities, and some homes have no HOA
- Established neighborhoods with mature trees and landscaping
- Variety: condos, townhomes, single-story and two-story homes, and gated and non-gated streets
- Everyday convenience: groceries, restaurants and the Multigen Center nearby
Cons
- Older homes: many date from the 1980s and '90s. Budget for roofs, A/C systems, water heaters, plumbing and windows, and get a thorough inspection.
- Fewer resort-style amenities than newer master plans like Inspirada or Cadence
- Traffic on Sunset Road, Green Valley Parkway and Stephanie Street at peak times
- No new construction to speak of. If you want a brand-new home, see my new construction in Henderson guide.
Tips for Buying in Green Valley
- Ask about HOAs early. Dues and rules vary street by street, and some homes have no HOA. For HOA homes, read the resale package for reserves and any special assessment.
- Inspect the big-ticket systems. Ask for the age of the roof underlayment, A/C and water heater, and consider a sewer-line scope on older homes.
- Check the lot. Many older homes have bigger yards. Look for room for a pool, RV parking or a casita, and confirm what the HOA and city allow.
- Moving from out of state? Start with my out-of-state moving checklist and relocation guide.
FAQ: Living in Green Valley, Henderson
What ZIP codes are in Green Valley?
89074, 89014 and 89012, with Green Valley Ranch extending into part of 89052.
How much do homes cost in Green Valley?
The median of the 30 most recent Green Valley sales (closed Sept. 30 – Oct. 23, 2026) was $494,000, and $541,000 for single-family homes. Green Valley Ranch's median was $482,500.
Does Green Valley have an HOA?
Many homes do, but not all. In the last 30 Green Valley sales, the median listed HOA fee was $38 a month and 3 homes had no HOA. Green Valley Ranch's median was $75.
How far is Green Valley from the Strip?
About 15 minutes to Bellagio and 12 minutes to the airport without traffic.
Is Green Valley Ranch the same as Green Valley?
Green Valley Ranch is part of the larger Green Valley area. It began in 1994 and is centered on The District and Green Valley Ranch Resort.
Green Valley on the Map
Green Valley sits in northwest Henderson, with the 215 Beltway running through it.
Map: Green Valley, Henderson, NV.
Tour Green Valley Homes
Click any video to watch it on YouTube. The homes shown were for sale when I filmed them and aren't necessarily for sale now.
 ▶ 4-Bed Green Valley Home Tour · Green Valley 89074 |
 ▶ Pool Home on a Cul-de-Sac · Green Valley 89074 |
 ▶ Gated Green Valley Ranch Home · Green Valley Ranch 89012 |
 ▶ Gated Single-Story With Pool · Green Valley 89052 |
More Green Valley tours: Valley Rise Dr. pool home · 5-bed cul-de-sac with solar · all tours on my YouTube channel
Find Your Home in Green Valley
Whether you want an updated single-story, a pool home on a cul-de-sac or a condo near The District, I'll help you compare streets, HOAs and prices, and I'll set up video tours if you're out of state. Selling in Green Valley? I'll show you what similar homes just sold for.
Andrew Guiant, REALTOR® | Simply Vegas
📞 702-496-8216
✉️ andrewguiant@gmail.com
🏠 Search Henderson homes: www.andrewsellsvegas.com
▶️ Home tours: YouTube @andrewsellsvegas
Contact / schedule a Green Valley tour
Market data is a snapshot of GLVAR MLS sales shown on a public IDX site, read October 27, 2026; deemed reliable but not guaranteed. Drive times are estimates without traffic. Andrew Guiant, REALTOR®, Simply Vegas, NV license S.0183462.
Sources
- Wikipedia, Green Valley, Henderson (history, ZIP codes; citing Henderson Home News, 1978): https://en.wikipedia.org/wiki/Green_Valley,_Henderson
- GLVAR MLS sold data via vivahomevegas.com IDX, Green Valley: https://www.vivahomevegas.com/Green-Valley_in_Henderson/homes-sold
- GLVAR MLS sold data via vivahomevegas.com IDX, Green Valley Ranch: https://www.vivahomevegas.com/Green-Valley-Ranch_in_Henderson/homes-sold
- Travel Nevada, Cornerstone Park: https://travelnevada.com/parks-recreational-areas/cornerstone-park/
- TrailLink, Pittman Wash Trail: https://www.traillink.com/trail/pittman-wash-trail/
- City of Henderson, Henderson Multigenerational Center: https://www.cityofhenderson.com/Home/Components/FacilityDirectory/FacilityDirectory/162/
- City of Henderson news (parks, rec centers, trails): https://www.cityofhenderson.com/Home/Components/News/News/1791/567
- The Legacy Golf Club: https://thelegacygc.com/
- The District at Green Valley Ranch: https://shopthedistrictgvr.com/
- Lee's Family Forum FAQ: https://leesfamilyforum.com/faq/
- OSRM routing (OpenStreetMap data), drive-time estimates run October 27, 2026
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