Inspirada
Builders, the HOA and LID costs, and how it compares to Mountain's Edge.
Inspirada is a master-planned community in southern Henderson, ZIP code 89044, that opened in 2007 and is still adding homes. The median sale price was about $581,000 in August 2026 (Redfin), with townhomes and new builds starting in the low $400s. Every home pays a base HOA assessment of $95 a month for the parks, pools and community center, and some phases also carry an LID assessment for roads and utilities.
About Inspirada
Matt’s short history of Henderson goes like this: the people with money moved south of Green Valley, “a lot of the money went toward Anthem, and now you’ve got Inspirada and other stuff.” Inspirada is the “other stuff,” and it’s where a lot of Henderson’s newer regular-priced homes are.
It sits in the south of the city, near St. Rose Parkway and Bicentennial Parkway, with Via Inspirada and Volunteer Boulevard running through it and I-15 a few minutes west. The M Resort is about 3 miles west. Sloan Canyon’s desert is to the east.
The plan allows for as many as 8,500 homes, though Inspirada’s own FAQ says the final number may be lower. Homes.com counts about 4,070 today, with a median year built of 2017. Inspirada’s FAQ puts the population at 9,600 and up. Construction is still going on at the edges.
What homes cost in Inspirada
| Inspirada | |
|---|---|
| Median sale price | About $581,200 (August 2026, up about 8.2% from a year earlier, Redfin) |
| Median days on market | About 62 days (Redfin) |
| 12-month median sale | About $560,000 (Homes.com) |
| Price per square foot | About $254 (Homes.com) |
| Median year built | 2017 |
| Homes for sale | About 139 to 158, depending on the site (September 2026) |
Sources: Redfin Inspirada market page (August 2026); Homes.com Inspirada guide; RetireBetterNow listing count (Sep 27, 2026).
Prices here went up from last year while most of Green Valley went down. That’s partly new construction pulling the median up. Days on market are still long, and Redfin says the average home sells about 2% under list, so resale sellers are negotiating.
Builders in Inspirada
Inspirada was built out by several national builders over the years, including Toll Brothers, KB Home and Tri Pointe. These are the new-construction communities listed on Homes.com in late September 2026:
| Community | Builder | Listed from |
|---|---|---|
| Gardens at Inspirada | KB Home | $431,990 |
| Landings at Inspirada | KB Home | $458,990 |
| Amiata Collection | Toll Brothers | $525,000 |
| Lucere Place | Lennar | $578,990 |
| Lucere Square | Lennar | $656,990 |
Starting prices change often, and they rarely include lot premiums or options. Treat them as a floor.
Builder incentives in 2026 have been real: rate buydowns and closing-cost credits are common. The catch is that the builder’s sales team works for the builder. Bring your own agent on your first visit to the model, because many builders won’t let you add one later. Our new construction under $500K guide walks through how that works.
The HOA and LID stack
This is where Inspirada gets more expensive than it looks on a listing.
The base assessment. Every home pays the Inspirada Community Association $95 a month for the community center, the parks and the pools (Inspirada FAQ).
Neighborhood add-ons. Some sections pay more for their own clubhouse, gates or maintenance. Inspirada’s FAQ lists examples like $41 a month for the Toll Brothers clubhouse and $39 a month for City Homes. Check the resale package or builder disclosure for the exact number.
The LID. Some phases of Inspirada are in a Local Improvement District, which is a bond that paid for roads, sewer and other infrastructure. You pay it back over a set number of years. In Henderson, LIDs are billed through the city’s administrator, Assessment Management Group (AMG), where you can look up the balance and a payoff amount. One 2026 agent survey put Inspirada LIDs at about $1,200 to $2,800 a year, with 5 to 15 years left depending on the phase.
Here’s what that looks like in a monthly budget: $95 base HOA, maybe $40 more for a sub-association, and possibly $100 to $230 a month in LID. That can more than double what the HOA line alone suggests. We pull the real numbers for every address before you write an offer, and we can ask the seller to pay off the LID as part of the deal.
The valley-wide version of this is in our Las Vegas HOA fees guide.
Inspirada vs Mountain’s Edge
This is the comparison we get asked about most. Mountain’s Edge is the neighborhood Matt knows best, so we know that side well.
| Inspirada | Mountain’s Edge | |
|---|---|---|
| City | City of Henderson | Unincorporated Clark County (Enterprise) |
| Started | 2007 | 2004 |
| Median year built | 2017 | 2007 |
| Median sale price | About $581,200 (Aug 2026, Redfin) | About $469,500 (Aug 2026, Nevada Real Estate Group) |
| Base HOA | $95 a month, plus neighborhood add-ons | About $35 to $50 master, plus a $40 to $110 sub-association |
| LID or SID | Some phases | Generally none on established resales |
| Property tax rate (FY 2026-27) | $2.9613 per $100 assessed | $2.9328 per $100 assessed (Enterprise district 625) |
| New construction | Several builders selling | Limited |
| The Strip | About 15 miles | About 11 miles |
Sources: Redfin; Homes.com; Inspirada FAQ; Clark County Treasurer; our Mountain’s Edge guide.
The short version: Inspirada gets you a newer house, heated community pools and a Henderson address, and you’ll usually pay more for the house and more each month. Mountain’s Edge gets you more house for the money, lower fees and a shorter drive to the Strip, with homes that are about ten years older. Neither is the better answer. It depends on whether you’d rather have the new kitchen or the lower payment.
Schools that serve Inspirada
Clark County School District zones by address. Schools that serve Inspirada include:
- Elementary: Robert and Sandy Ellis Elementary, Shirley and Bill Wallin Elementary
- Middle: Del E. Webb Middle School
- High: Liberty High School
- Charter: Pinecrest Academy has a campus nearby
Look up the address on CCSD’s zoning search and the current star rating on the Nevada Report Card. We’ll check both on any house you’re looking at.
Parks, pools and places to eat
Inspirada’s parks are where the $95 goes. Inspirada’s FAQ counts 85 acres of parks with heated play pools, heated lap pools, splash pads, dog parks, a skate park and a resident community center, with 35 miles of trails planned at build-out.
- Solista, Potenza, Rossini, Aventura and Capriola parks: the main parks, spread through the neighborhoods.
- Sentiero Park: opened in November 2025, with a basketball court, turf and play structures.
- Inspirada Doggie Park: exactly what it sounds like.
- Fresh52 Farmers Market: the weekly market.
- The Shops at Inspirada: the small retail center.
- Breakfast Junkies, Romano, Distill and Sorry Not Sorry Creamery: the local breakfast, pizza and wine, bar and ice cream stops.
- M Resort: about 3 miles west, for a night out without driving to the Strip.
- Sloan Canyon National Conservation Area: desert hiking and petroglyphs to the east.
Getting around
| From Inspirada to | Roughly |
|---|---|
| I-15 | A few minutes west via St. Rose Parkway |
| The Strip | About 15 miles, 20 to 25 minutes |
| Harry Reid International Airport | About 15 miles, 20 to 25 minutes |
Distances from Homes.com; drive times off-peak. There’s no public transit into Inspirada to speak of, so plan on driving.
Before you buy in Inspirada
- The LID. Is there one, what’s the balance, and will the seller pay it off?
- The sub-association. What it covers and what it costs on top of the $95.
- Lot size and yard direction. Compare lot sizes on the MLS, not just square footage. A west-facing yard gets the full afternoon sun from June to September.
- What’s being built next door. Parts of Inspirada are still under construction. Ask what’s planned for the empty lot behind you.
- Solar. Owned or leased, and the transfer terms.
- Builder warranty. On a newer resale, find out what’s left and whether it transfers.
And Matt’s rule for every neighborhood: drive the street at 10 o’clock at night before you make an offer.
Other Henderson neighborhoods to compare
- Cadence: the other big Henderson master plan with lots of new construction, a $75 master fee, and a developer that says there are no SID or LID fees.
- Anthem: Del Webb’s hillside master plan from 1998, with Anthem Highlands and Sun City Anthem nearby.
- Henderson overview: every Henderson area we cover, with city services, taxes and market data.
Frequently asked questions about Inspirada
How much are HOA fees in Inspirada?
Every Inspirada home pays a base assessment of $95 a month to the Inspirada Community Association for the parks, pools and community center. Some neighborhoods add more, such as $41 a month for the Toll Brothers clubhouse. Some phases also have an LID assessment, billed separately, for roads and utilities.
Which builders are building in Inspirada?
In late September 2026, Homes.com listed new homes from KB Home (from about $432,000), Toll Brothers (from $525,000) and Lennar (from about $579,000). Toll Brothers, KB Home and Tri Pointe built many of the existing homes. Starting prices change often and usually don’t include lot premiums.
Is Inspirada better than Mountain’s Edge?
Neither is better for everyone. Inspirada has newer homes (median year built 2017), community pools and a Henderson address, but higher prices and an LID in some phases. Mountain’s Edge has lower prices, lower HOA fees and a shorter drive to the Strip, with homes built mostly in the 2000s.
What schools serve Inspirada?
Schools that serve Inspirada include Robert and Sandy Ellis Elementary, Wallin Elementary, Del E. Webb Middle School and Liberty High School, and Pinecrest Academy is nearby. Clark County School District zones by address, so check the specific home on the CCSD zoning search.
Does Inspirada have LID fees?
Some phases do. A Local Improvement District assessment pays back the bonds that built roads and utilities, and in Henderson it’s billed through Assessment Management Group, where you can get a payoff amount. The amount depends on the phase and how many years are left, so we check each address.
Looking at Inspirada?
Tell us your budget and whether you’d rather buy new or resale. We’ll send you what’s for sale in Inspirada, the HOA and LID numbers for each home, and the Mountain’s Edge homes at the same price so you can compare.
Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note · Back to the home page