Cadence

Cadence is a 2,200-acre master plan in east Henderson, off Lake Mead Parkway, that broke ground in August 2013 and started selling homes in December 2014. It’s planned for up to 12,250 homes from a long list of builders, with a nearly 50-acre Central Park in the middle. The median sale price was about $530,000 in August 2026 (Redfin), new homes list from the $300s, and the master HOA is $75 a month.

About Cadence

Cadence is the newest large master plan in Henderson, and it shows. Homes.com puts the median year built at 2023. Streets are still filling in, and model homes are still open. If you want a brand-new house in Henderson under $500,000, this is one of the few places you’ll find a real selection.

It sits between Boulder Highway and Lake Mead Parkway on the east side of the city, near I-11, in ZIP code 89011. Downtown Henderson’s Water Street District is about 3 miles away, and the Lake Mead National Recreation Area is about 6 (Homes.com). The Strip and the airport are farther than from Green Valley. That’s what you give up for the lower price.

The plan allows for up to 12,250 homes and 1.1 million square feet of commercial space (Cadence FAQ). Homes.com counts about 4,290 homes today.

What homes cost in Cadence

Sources: Redfin Cadence market page (August 2026); Homes.com Cadence guide (read September 2026).

Read those days-on-market numbers twice. Homes are taking more than twice as long to sell as a year ago, and sales are down. In a neighborhood where builders are still selling new homes next door, resale sellers are competing with builder incentives. That’s good news if you’re buying.

Builders in Cadence

Cadence’s own site lists these builders selling homes: Adler, Beazer Homes, Century Communities, D.R. Horton, Lennar, Richmond American Homes, Taylor Morrison and Woodside Homes.

Here’s a sample of what NewHomeSource listed under $550,000 in late September 2026:

Starting prices change weekly and usually leave out lot premiums and options. Some of the lowest prices may be attached homes. Ask what’s included.

One thing to know: Cadence’s builder list also includes rental operators, among them American Homes 4 Rent, Ascend Symmetry, Element 12, Elysian Homes and the Avela apartments. Some neighborhoods here are built to rent. That’s not good or bad. It’s worth knowing who owns the houses around yours, so ask us about any street you’re considering.

Bring your own agent to the model home. The builder’s salesperson works for the builder, and many builders won’t let you add an agent after your first visit. Our new construction under $500K guide covers incentives, upgrades and the questions to ask.

The HOA and LID stack

The master association. The Cadence Community Association charges $225 a quarter in 2026, which works out to $75 a month. It covers the parks, trails, open space and community events.

Neighborhood charges. Some neighborhoods pay more:

• Attached and townhome properties without their own sub-association pay an insurance assessment of $141 a quarter.
• Some neighborhoods have a service-area charge for front-yard landscaping or private streets: Cantata Point $45 a quarter, Hampton $60, Symmetry Trails I $111 and Symmetry Trails II $144.
• A few neighborhoods have their own sub-associations run by outside managers, including Hampton Collective, Heritage at Cadence, and Somerville and Alderidge.

Source: Cadence Community Association assessments page, 2026.

SID and LID. Cadence’s developer FAQ says plainly: “There are no SID/LID (special improvement district/limited improvement district) fees.” That’s a real advantage over some other newer Henderson master plans, where LIDs can add a couple thousand dollars a year. We still check the tax bill and title report on every Cadence address, because that’s where you know for sure.

At closing. Many associations charge a one-time capital contribution when you buy.

So a typical Cadence single-family home might run $75 a month in HOA, plus a neighborhood charge of $15 to $50 a month if there is one. That’s low for a new master plan. The full valley picture is in our Las Vegas HOA fees guide.

Central Park and the other parks

Cadence’s Central Park is nearly 50 acres (Cadence FAQ), and it’s the reason a lot of people tour here. It has:

• picnic areas and a pavilion
• two amphitheaters
• a playground and a separate adventure playground
• splash pads
• pickleball courts
• a fitness court

Smaller parks include Desert Pulse Park, with a dog park and grills, and Citrine Sky Park, with volleyball and play structures (Homes.com). Trails connect the neighborhoods.

Nearby for errands and food: Smith’s Marketplace and Albertsons for groceries, Omelet House and Jessie Rae’s BBQ for breakfast and barbecue, and the Water Street District about 3 miles away (Homes.com). The Galleria at Sunset is a longer drive west.

Taxes and city services

Cadence 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, applied to 35% of the county’s taxable value.

On a brand-new home, there’s no history to cap, so your first full tax bill reflects the new house at full taxable value. After that, a primary residence’s bill can’t rise more than 3% a year, as long as you return the Assessor’s postcard. Ask the builder for the estimated first-year tax bill in writing. We’re Realtors, not accountants. For your own tax situation, talk to a CPA.

Water and sewer are City of Henderson. Police and fire are Henderson PD and Henderson Fire.

Schools that serve Cadence

Clark County School District zones by address, and in a master plan this new, zoning can change as schools open. Schools listed for Cadence include C.T. Sewell Elementary, B. Mahlon Brown Academy of International Studies and Basic Academy of International Studies (Homes.com), and Josh Stevens Elementary is listed inside the community by another source. Charter options nearby include Pinecrest Academy, Coral Academy of Science and Legacy Traditional School.

Check the specific address on CCSD’s zoning search and the current star rating on the Nevada Report Card.

Getting around

Distances from Homes.com and a Cadence agent guide; drive times are off-peak.

If you’re commuting to the Strip every day, this is a long-ish drive by Las Vegas standards. It’s still nothing like the 405.

Before you buy in Cadence

1. Who’s building next door. Ask what’s planned for the empty lots around you and how long construction will last.
2. Rental neighborhoods. Find out if the street is owner-occupied or a build-to-rent section.
3. The neighborhood charge. Is there a service-area assessment or a sub-association on top of the $75?
4. Lot size and yard direction. New-build lots are small, and a west-facing yard gets the July sun.
5. Landscaping. Many new homes come with a bare backyard. Budget for it.
6. Builder incentives in writing. Rate buydowns, closing costs and upgrades all need to be in the contract.
7. The tax bill. Confirm there’s no SID or LID line on the specific address.

And Matt’s rule for every neighborhood, new or old: drive the street at 10 o’clock at night before you buy.

Other Henderson neighborhoods to compare

• Inspirada: the other big Henderson master plan with new homes, a $95 base HOA, heated community pools and LIDs in some phases.
• Anthem: Del Webb’s 1998 master plan, with resale homes in Anthem Highlands and a 55+ option in Sun City Anthem.
• Henderson overview: every Henderson area we cover, with city services, taxes and market data.

Frequently asked questions about Cadence

Looking at Cadence?

Tell us your budget and whether you’d rather buy new or a two-year-old resale. We’ll tell you which builders have homes that fit, what the resale homes next door sold for, and every fee on the tax bill. Then we’ll go to the model homes with you.

Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note · Back to the home page