Green Valley Ranch
Built from 1994, close to The District and the 215.
Green Valley Ranch is the newest section of Henderson’s Green Valley master plan. American Nevada Corporation started building it in 1994 and was largely done by about 2008, on roughly 1,600 acres next to the 215 and Green Valley Parkway. Homes sold for a median of about $600,000 in August 2026 (Redfin). Townhomes and condos run well under that, and The District and the Green Valley Ranch resort are its town center.
About Green Valley Ranch
When Matt talks about Green Valley, this is the part he singles out. “Green Valley’s still pretty awesome, especially over by Green Valley Ranch,” he says.
It’s easy to see why. Green Valley Ranch got the benefit of everything American Nevada had learned building the older sections since 1978. The streets curve, the parks were planned in from the start, and the developer put its own mixed-use center, The District, right in the middle. The resort next door opened in December 2001 and The District followed in April 2004.
The homes are mostly from the mid-1990s through the 2000s, with a median year built of 1998 (Homes.com). That’s the sweet spot a lot of our California buyers are after: newer than most of Green Valley, older than the new master plans farther south, with shade trees that are actually tall now. Stucco, tile roofs, block walls and a two or three car garage are standard. Single-story and two-story plans are both common.
What you won’t find is new construction. It’s built out. If you want a brand-new house in Henderson, look at Inspirada or Cadence instead.
What homes cost in Green Valley Ranch
| Green Valley Ranch | |
|---|---|
| Median sale price | About $599,700 (August 2026, up about 4.3% from a year earlier, Redfin) |
| 12-month median sale | About $567,500 (Homes.com) |
| Single-family median | About $592,500 (Homes.com) |
| Townhouse median | About $434,000 (Homes.com) |
| Condo median | About $365,000 (Homes.com) |
| Median days on market | About 43 days (Redfin, August 2026) |
| Average single-family size | About 2,300 sq ft |
| Price per square foot | About $295 |
| Homes for sale | About 71 (Homes.com, September 2026) |
Sources: Redfin Green Valley Ranch market page (August 2026); Homes.com neighborhood pages (read September 2026). The two sites draw the neighborhood lines a little differently.
So what does a buyer with under $600,000 actually get? Going by those medians:
- Under $400,000: mostly condos. The condo median is about $365,000.
- About $400,000 to $475,000: mostly townhomes, with a median around $434,000.
- About $550,000 to $600,000: a single-family home near the middle of the market. The average single-family home here is about 2,300 square feet.
Larger homes and the few view lots go well above $700,000. That’s a different search.
Redfin rates the neighborhood “somewhat competitive.” Homes sell for about 2% under list on average, so there’s room to negotiate.
The HOA stack in Green Valley Ranch
Green Valley Ranch has a master association, the Green Valley Ranch Community Association, and many neighborhoods inside it have their own sub-association on top.
- Master association: about $30 to $50 a month, according to one 2026 agent survey.
- Sub-association, where there is one: about $60 to $110 a month more. Gated neighborhoods and condo complexes sit at the higher end, since someone has to pay for gates, private streets or building exteriors.
- All-in range reported: about $60 to $180 a month for most single-family homes. Condo dues run higher because they cover more.
Source: Nevada Real Estate Group Green Valley Ranch buyer’s guide (May 2026).
For a California buyer used to $400 a month in Irvine, that’s a pleasant surprise. For the buyer who wants no HOA at all, this isn’t the neighborhood. Some of the older streets in Green Valley North are the better bet.
When you get the resale package in escrow, read the CC&Rs for the two things people ask us about most: what you can park in the driveway and what you can change on the outside of the house. We’ll flag anything unusual. The bigger picture on fees is in our Las Vegas HOA fees guide.
Taxes and city services
Green Valley Ranch is in the City of Henderson. The Clark County Treasurer lists Henderson’s rate at $2.9613 per $100 of assessed value for fiscal 2026-27, and assessed value is 35% of the county’s taxable value. Homes built in the 1990s and 2000s generally don’t carry the LID or SID assessments that show up on newer master plans, but we check the title report on every house anyway.
Water and sewer come from the City of Henderson. Power is NV Energy, gas is Southwest Gas.
Schools that serve Green Valley Ranch
Clark County School District zones by address. Schools that serve parts of Green Valley Ranch include:
- Elementary: John C. Vanderburg Elementary, Nate Mack Elementary, Neil C. Twitchell Elementary
- Middle: Bob Miller Middle School
- High: Coronado High School, Green Valley High School
Check the specific house on CCSD’s zoning search and look up the current star rating on the Nevada Report Card. We’ll do both for any home you’re serious about.
The District, the resort and the parks
This is the part of Green Valley Ranch people end up loving.
- The District at Green Valley Ranch: shops on the ground floor, condos above, at the 215 and Green Valley Parkway. It was the valley’s first mixed-use project when it opened in 2004. Whole Foods and Lucille’s Smokehouse Bar-B-Que are there, and you can walk it end to end.
- Green Valley Ranch Resort: restaurants, a spa and a pool scene, a short walk from The District.
- Paseo Verde Park: tennis, basketball, volleyball and playgrounds.
- Discovery Park: the dog park, ballfields and a BMX track.
- Henderson Multigenerational Center: indoor and outdoor pools, a climbing wall and a fitness center on Green Valley Parkway.
- Smaller neighborhood parks: Paseo Vista, Friendship, Kachina Mountain and Scarlet Sunset, among others, scattered through the streets.
- Lee’s Family Forum: the arena on Green Valley Parkway where the Henderson Silver Knights play hockey.
Getting around
| From Green Valley Ranch to | Roughly |
|---|---|
| The 215 | Right there |
| Harry Reid International Airport | About 10 miles, 15 to 20 minutes |
| The Strip | About 17 miles via the 215, 20 to 25 minutes |
| Downtown Henderson | About 6 miles |
Distances from Homes.com; drive times are off-peak.
What has aged well, and what to check
Most homes here are 18 to 30 years old. A few things hold up great. A few are probably due.
What’s aged well: the trees, the parks and the street layout. Tile roofs and stucco hold up in this climate. Block walls don’t rot.
What to ask about before you offer:
- The air conditioner. An original late-1990s system is past its expected life. Ask for the install date on the outdoor unit.
- The roof underlayment. The tile can outlast the paper under it. An inspector can tell you where it stands.
- The water heater. Hard water is tough on them.
- The pool, if there is one. Pump, heater and surface each have a lifespan.
- Solar. Owned or leased. A lease has a monthly payment and a transfer process.
- Which way the backyard faces. A west-facing yard in July is a lot of sun at 6 p.m.
You can join the inspection on video from California. We’ll point the camera wherever you want. And before you buy, do what Matt tells every buyer: drive the street at 10 o’clock at night.
Nearby neighborhoods to compare
- Green Valley South: a little older, more homes under $500,000, and Legacy Golf Club.
- Green Valley North: where Green Valley began in 1978, with the lowest prices and some pockets without an HOA.
- Green Valley overview: all three sections side by side, with schools, taxes and commute times.
Frequently asked questions about Green Valley Ranch
Is Green Valley Ranch a good place to live?
For regular buyers, it’s one of the strongest fits in Henderson. It was built from 1994 to about 2008, the parks and trees are mature, HOA fees are modest, and The District and the resort are in the neighborhood. The trade-off is price: single-family homes here cost more than elsewhere in Green Valley.
How much are homes in Green Valley Ranch?
The median sale price was about $600,000 in August 2026, according to Redfin. Homes.com shows a townhouse median of about $434,000 and a condo median of about $365,000. The average single-family home is about 2,300 square feet, and the median year built is 1998.
What are the HOA fees in Green Valley Ranch?
Most single-family homes pay about $60 to $180 a month in total, according to a May 2026 agent survey. That’s the Green Valley Ranch Community Association master fee plus a sub-association fee where there is one. Gated neighborhoods and condos cost more. Both fees appear separately in the resale package.
What schools serve Green Valley Ranch?
Schools that serve parts of the neighborhood include Vanderburg, Nate Mack and Twitchell elementary schools, Bob Miller Middle School, and Coronado and Green Valley high schools. Clark County School District zones by address, so check the specific house on the CCSD zoning search.
Is Green Valley Ranch the same as the Green Valley Ranch casino?
No. Green Valley Ranch is the neighborhood, the newest part of Henderson’s Green Valley master plan. Green Valley Ranch Resort is the hotel-casino that opened next to it in 2001. The District at Green Valley Ranch is the shopping center between them.
Looking at Green Valley Ranch?
Tell us your budget and whether you need a single-story. We’ll send you what’s for sale in Green Valley Ranch, what the same floor plans sold for this year, and the HOA fee on each. Matt can walk any of them with you in person or on video.
Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note · Back to the home page