Real Estate Investing in Henderson, Nevada
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Henderson, NV? Our answer, based on the numbers below.
For Homebuyers
MIXED
Grade C (56/100)
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Henderson, NV?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$485,530
Avg Monthly Rent
$1,893
ZIP Codes
8
Market Trends — Henderson, NV
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Henderson, NV. Updated on demand as visitors ask.
Growth & development in Henderson, NV Updated 146 days ago
Henderson, NV is experiencing significant growth with numerous infrastructure, commercial, and residential projects underway or planned, particularly in West Henderson and along Boulder Highway.
Opportunities
- Construction started on a 2.4 million-square-foot Haas Automation manufacturing facility in West Henderson, expected to create 2,500 jobs over 10 years. — This brings new high-tech manufacturing jobs and diversifies the local economy. KNPR, City of Henderson
- The $160 million I-215 widening project from Pecos Road to Stephanie Street began in May 2025, adding lanes and improving interchanges. — This will reduce traffic congestion and improve regional connectivity and safety for commuters. Las Vegas Review-Journal, NVBEX
- The City of Henderson approved 'The Cliff,' a $50 million open-air retail and dining destination, with construction starting in October 2025. — This new development will offer diverse shopping and dining options and create a community gathering space. Shopping Center Business, REBusinessOnline
- KB Home broke ground in September 2025 on the Meridian community, planning 940 new affordable townhomes and single-family homes. — This expands housing options, including affordable homes for first-time buyers, and adds a community park. YouTube (8 News Now)
- The 'Reimagine Boulder Highway' project has seen 41 new businesses open along the corridor, creating 135 new jobs since its inception. — This revitalizes a historic area, bringing new dining, retail, and job opportunities to residents.
Concerns
- Some Henderson business owners reported struggling and cutting staff in April 2026, despite reports of overall local employment growth. — This indicates localized economic challenges for some businesses, potentially limiting consumer choice and employment. KTNV Channel 13 Las Vegas
- The City of Henderson shelved several building projects and imposed a hiring freeze in April 2026 due to budget cuts. — This could delay public amenities and services, and limit new job opportunities within the city government. Las Vegas Review-Journal
Bottom line: Henderson is experiencing substantial development and job growth, though some businesses face challenges and city projects are impacted by budget constraints.
Local news & events in Henderson, NV Updated 146 days ago
Henderson residents experienced varied developments in the past year, including sustainability efforts, ongoing crime concerns, and community events.
Opportunities
- The City of Henderson celebrated Earth Month in April 2026, highlighting 2025 achievements in sustainable transportation, water systems, and clean energy. — These initiatives expand choices for residents by improving environmental quality and promoting sustainable living practices. City of Henderson
- In 2025, residents and businesses in Henderson added 14,000 kW of rooftop solar, enough to power over 100,000 homes. — This expands access to clean energy and can reduce energy costs for many residents and businesses. City of Henderson
- Henderson removed over 644,000 square feet of decorative grass in city parks and converted 1.5 million square feet of water-thirsty grass in 2025, saving millions of gallons of water annually. — Water conservation efforts help secure a vital resource for the community's future, benefiting all residents. City of Henderson
- Henderson's BaseScore of 34/100 in 2025 reflects a notably safe environment for a city of its size, with a low overall incident volume. — A safe environment expands residents' freedom to live, work, and recreate without fear of crime. Base Operations
- The city hosts a variety of cultural and special events year-round, including farmers markets, art exhibits, and festivals. — These events expand opportunities for community engagement, recreation, and cultural enrichment. City of Henderson
Concerns
- The Las Vegas-Henderson metro area ranked 12th worst in the nation for ozone pollution in an April 2025 report. — Poor air quality restricts residents' ability to engage in outdoor activities and poses health risks. American Lung Association
- A Henderson homeowner's association is urging the city to address a faulty water system that has cost residents nearly a million dollars in repairs by July 2025. — Faulty infrastructure imposes significant unconsented financial burdens and potential health risks on residents. Las Vegas Review-Journal
- Some Henderson residents expressed concerns in June 2024 about a mysterious dust cloud near a major clean-up site, questioning air safety. — Unexplained environmental events can cause anxiety and restrict residents' sense of safety and well-being. 8 News Now — Las Vegas
- In February 2026, Henderson police fatally shot a man during a domestic disturbance where he was reportedly holding his ex-girlfriend against her will. — Incidents of violent crime and police-involved shootings can heighten community tension and concern for safety. YouTube (KVVU)
- A series of residential burglaries were reported in the Green Valley neighborhood in 2025, prompting increased police patrols. — Property crime restricts residents' sense of security and can lead to financial losses. Base Operations
Bottom line: Henderson is actively pursuing sustainability goals and offering diverse community events, yet faces ongoing challenges with air quality and localized crime and infrastructure issues.
Schools in Henderson, NV Updated 146 days ago
The Clark County School District (CCSD) is experiencing declining enrollment, leading to budget cuts and a focus on strategic facility planning, while also seeing improvements in academic performance and expanding magnet programs.
Opportunities
- 136 CCSD schools improved their overall star ratings on the Nevada School Performance Framework (NSPF) in 2025, with 48 schools achieving 5 stars, up from 28 in 2024. — This indicates broad academic improvement and increased quality of education across many schools. CCSD Newsroom
- CCSD sold $626 million in bonds in September 2025 for capital improvement projects and to refund existing bonds, saving over $12.5 million in interest costs. — This provides significant funding for school construction and modernization while reducing long-term debt expenses. CCSD Newsroom
- Pre-Kindergarten enrollment at CCSD elementary schools increased by 42% from 2020-2021 to 2023-2024. — This expands early childhood education access and opportunities for younger students. Nevada Accountability Portal
- CCSD received a $15 million grant in October 2023 to implement new Environmental Science, Technology, Engineering, and Math (STEM) Magnet programs at two middle schools. — This expands specialized learning opportunities and career pathways for middle school students. CCSD Newsroom
- Three major facility projects were completed for the start of the 2025-2026 school year, including a new Doris Hancock Elementary School and renovations at Bonanza High School and Earl B. Lundy Elementary School. — These projects provide modern, safe, and inspiring learning environments for students. Martin-Harris Construction
Concerns
- Clark County School District enrollment plunged by over 9,000 students (a 3% drop) between September 2024 and September 2025, continuing an eight-year trend. — Declining enrollment can lead to reduced funding and potential school consolidations or closures. Las Vegas Sun News
- CCSD anticipates lower revenue for the next school year and is projecting $50 million less in per-pupil funding due to declining enrollment and rising employee costs. — This financial strain could lead to cuts in programs or resources available to students. The Nevada Independent
- More than 1,200 CCSD positions (682 licensed, 500 support, 64 administrative) are slated for surplus for the 2026-2027 school year due to budget cuts and declining enrollment. — This could result in larger class sizes and reduced support services for students. News 3 Las Vegas
- 284 CCSD schools face budget cuts for the 2026-2027 school year due to the forecasted decline in student enrollment. — Budget cuts at individual schools may limit resources, programs, and extracurricular activities. Fox5 Vegas
Bottom line: CCSD is grappling with significant enrollment declines and associated budget challenges, while simultaneously making strides in academic performance and facility modernization.
Civic & policy in Henderson, NV Updated 146 days ago
Henderson residents face decisions on property tax increases for public safety and parks, alongside new regulations for micromobility devices and ongoing zoning discussions.
Opportunities
- The Henderson City Council adopted updates to the Henderson Municipal Code on March 3, 2026, to clarify rules for electric bicycles, scooters, and similar devices. — These updates aim to improve safety and provide clear expectations for residents using shared public spaces. Henderson News Releases
- On February 6, 2024, the City Council amended the Development Code to create new incentives for affordable housing and standards for tiny houses. — This decision expands housing options and affordability for residents. Henderson City Zoning Code - Zoneomics
- Nevada's Assembly Bill 489 limits annual property tax increases to 3% for primary residences, regardless of property value appreciation. — This provides financial stability and protection for homeowners against rapidly rising property values. Henderson Property Taxes 2025: Save $70K+
- The City of Henderson became a charter school authorizer, a strategic priority to support diverse educational opportunities. — This expands high-quality educational choices for students in the community. Henderson, NV | Home
Concerns
- Henderson voters will decide on Ballot Question No. 1 in the June 2026 primary election, which proposes to maintain an existing property tax rate of $0.12 per $100 of assessed valuation for 30 years to fund parks and re… — A 'no' vote would result in a loss of 36.5% of the Parks & Recreation general fund budget, impacting 180 full-time equivalent positions and various public amenities. Henderson, NV | Current Ballot Questions
- The Henderson City Council approved Ballot Question 1 for the November 5, 2024, General Election, proposing an additional property tax of $0.06 per $100 of assessed valuation for 30 years to improve fire department publ… — This measure would result in an estimated increase of $21.00 per year in property tax for an owner of a new $100,000 home. How Ballot Question 1 Benefits First Responders and Henders…
- On September 3, 2023, the Henderson City Council considered an ordinance to exclude 27 types of businesses from building in rural neighborhood overlay zones and add restrictions to schools and religious establishments. — This could limit the types of services and facilities available in these areas and impose additional burdens on certain organizations. Henderson to vote on changing code for rural neighborhoods
- The Henderson City Council unanimously censured Councilwoman Carrie Cox on November 24, 2025, removing her from regional boards and commissions. — This action restricts her ability to represent constituents on various regional bodies. Henderson City Council member Carrie Cox censured
- In October 2023, the cities of Las Vegas and Henderson joined an amicus brief urging the U.S. Supreme Court to overturn rulings that limit the ability to sweep homeless encampments when shelter is unavailable. — This action could lead to increased enforcement against unhoused individuals without providing adequate alternatives, potentially restricting their ability to exist in public spac… Las Vegas, Henderson join effort to overturn prohibition of…
Bottom line: Henderson residents are facing potential property tax increases for public services and new regulations on personal mobility, while also seeing efforts to expand housing and educational choices.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Landlord Ground Truth
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Property managers serving Clark County
Manage rentals here? List your business →Elite Hoa Management, Inc
Las Vegas, NV
Elite HOA Management, Inc. helps communities meet their goals and improve their bottom line with responsive 24-hour access and experienced staff in Las Vegas, NV. summary from their website
HOA
Unclaimed — is this your business? Claim it free
Golden Assets & Property Management Llc
Las Vegas, NV
Golden Assets & Property Management LLC offers residential and commercial rental property management in the Las Vegas Valley, including single-family homes, fourplexes, and condominiums. summary from their website
Single-familySmall multifamilyCommercial
Unclaimed — is this your business? Claim it free
Las Vegas Valley Community Management
Las Vegas, NV
Las Vegas Valley Community Management provides community management services. summary from their website
HOA
Unclaimed — is this your business? Claim it free
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
Avg Home Value
$485,530
Avg Monthly Rent
$1,893
1% Rule
✗ Below
Landlord Friendly (NV)
★★★★★
🎓 Colleges & Universities in Henderson
4 Colleges
10,310 Students
6,234 Off-Campus Renters
C
4-Year Public · 7,283 students
📍 ~6,234 students rent off-campus
C
4-Year Private · 1,398 students
C
4-Year Private · 1,625 students
D
4-Year For-Profit · 4 students
Investor Insight: With 6,234 students living off-campus, Henderson has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Henderson
Anthem
8 ZIP codes
Black Mountain
8 ZIP codes
Calico Ridge
8 ZIP codes
Foothills
8 ZIP codes
Gibson Springs
8 ZIP codes
Green Valley North
8 ZIP codes
Green Valley Ranch
8 ZIP codes
Green Valley South
8 ZIP codes
Highland Hills
8 ZIP codes
Lake Las Vegas
8 ZIP codes
MacDonald Ranch
8 ZIP codes
McCullough Hills
8 ZIP codes
Midway
8 ZIP codes
Mission Hills
8 ZIP codes
Paradise Hills
8 ZIP codes
Pittman
8 ZIP codes
River Mountain
8 ZIP codes
Townsite
8 ZIP codes
Valley View
8 ZIP codes
West Henderson
8 ZIP codes
ZIP Codes in Henderson, NV
89052
Home Value
$605,054
Rent
$1,940/mo
89074
Home Value
$465,816
Rent
$1,736/mo
89015
Home Value
$407,359
Rent
$1,872/mo
89014
Home Value
$405,393
Rent
$1,471/mo
89012
Home Value
$529,145
Rent
$2,045/mo
89002
Home Value
$465,869
Rent
$2,010/mo
89011
Home Value
$475,439
Rent
$1,871/mo
89044
Home Value
$530,168
Rent
$2,201/mo
Screen every ZIP in Henderson
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View PlansFrequently Asked Questions About Henderson, NV
What are vacancy rates like in Henderson, NV?
Henderson, NV carries elevated vacancy risk. Expect steady absorption at market rents of $1,893/mo.
What kind of tenants rent in Henderson, NV?
The renter base in Henderson, NV is reasonable for the $1,893/mo price point. Screening well and pricing to market typically yields predictable tenants.
What is the average monthly rent in Henderson, NV?
The typical rental in Henderson, NV commands about $1,893/mo monthly. That rent profile steady cash flow against the $486K purchase basis.
How viable is house hacking in Henderson, NV?
Henderson, NV is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $486K price point reasonable to enter.
What approach is best for Henderson, NV real estate?
Henderson, NV investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($486K prices, $1,893/mo rents) make it a reasonable choice.
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