Green Valley South

Green Valley South is the middle section of Henderson’s Green Valley master plan, where construction started around 1985. Homes.com counts about 8,080 homes with a median year built of 1993, and the median sale price was about $436,000 in August 2026 (Redfin). HOA fees are set neighborhood by neighborhood and older sections usually run $50 to $150 a month. Legacy Golf Club runs through the middle.

About Green Valley South

Green Valley opened in October 1978, and by the mid-1980s American Nevada Corporation was building south toward what’s now the 215. That’s Green Valley South. It filled in through the late 1980s and 1990s, so what you’ll see is a mix of ages and styles: single-family homes from the late 1980s and 1990s, plus townhome and condo complexes.

Matt’s line on Green Valley covers this part well. “Going back 20 years, when people came from out of town, they’d heard of Green Valley and Summerlin.” The name got famous before the newer master plans existed. What’s left today is a regular-priced neighborhood with grown-in trees, and a lot of homes that still sell under $500,000. In Matt’s words: “regular Green Valley all day long.”

The average single-family home here is about 2,300 square feet (Homes.com). Lots vary more than in a 2010s master plan, because the neighborhood was built in pieces over more than a decade. Some streets back onto the golf course. Some back onto a block wall and a busy parkway. Worth knowing before you tour.

What homes cost in Green Valley South

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

That 16.6% drop needs context. It compares one month’s sales to the same month a year earlier, in a neighborhood with dozens of sales, not thousands. A couple of big golf-course homes in last year’s number is enough to swing it. The 12-month Homes.com figure, down about 10%, is the steadier read. Either way, it says the same thing: prices are soft, homes are sitting close to two months, and sellers are listening. Redfin says the average home sells about 2% under list.

What sells under $500,000 here: most of the 1980s and 1990s single-family homes, plus the townhomes and condos. For comparison, the Henderson single-family median was about $540,000 in July 2026 (Las Vegas Realtors MLS via Nevada Real Estate Group).

HOA fees in Green Valley South

There’s no single master association for all of Green Valley South. Each neighborhood has its own, and the fee depends on what it covers.

• Older single-family neighborhoods: usually about $50 to $150 a month (Real702, July 2026).
• Gated neighborhoods and condo complexes: more, because the association maintains gates, private streets, pools or building exteriors.
• No HOA: uncommon here. The oldest no-HOA streets are mostly in Green Valley North.

Those fees are lower than a lot of newer Henderson, where a master fee alone can run $75 to $95 a month before any sub-association. Most Green Valley South homes are also old enough that new-construction LID or SID assessments aren’t part of the picture, though we still check the title report on every house.

Matt’s pitch to the buyer who says “No HOA”: “Your neighbors might paint their house purple.” A $75 fee looks different after that. Our Las Vegas HOA fees guide walks through what these fees cover.

Taxes and services

Green Valley South 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 primary home, your bill can’t rise more than 3% a year, as long as you return the Assessor’s postcard after you close.

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

Schools that serve Green Valley South

Clark County School District zones by address. Schools that serve parts of Green Valley South include:

• Elementary: Selma F. Bartlett Elementary
• Middle: Barbara and Hank Greenspun Junior High, Bob Miller Middle School
• High: Coronado High School, Silverado High School, Green Valley High School

Look up the house on CCSD’s zoning search and check the school’s current star rating on the Nevada Report Card.

Parks, golf and things nearby

• Legacy Golf Club: the 18-hole course that winds through the neighborhood.
• Pecos Legacy Park, Mountain View Park and Hillpointe Park: neighborhood parks with playgrounds and grass.
• The Harry Reid Union Pacific Railroad Trail: about 13 miles of paved path for walking and biking.
• Sloan Canyon National Conservation Area: about 8 miles away, with petroglyph hikes.
• The District at Green Valley Ranch: Whole Foods, restaurants and shops, a few minutes north.
• Mershops Galleria at Sunset: the mall on West Sunset Road, open since 1996, with Dillard’s, JCPenney, Kohl’s and Macy’s.
• Claim Jumper and Boom Bang Fine Foods & Cocktails: two of the local sit-down spots Homes.com lists nearby.

Distances from Homes.com. Off-peak times run about 15 to 25 minutes to the airport or Strip.

What to inspect on a Green Valley South home

Most homes here are 30 to 40 years old. None of the list below is a reason to walk away. It’s a list of questions.

1. HVAC. A 1990s system is on borrowed time if it’s original. Ask for the install date.
2. Roof underlayment. Concrete tile lasts. The layer under it often needs replacing at this age.
3. Plumbing. Ask what the supply lines are made of, and whether anything has been repiped.
4. The pool. Surface, pump and heater. Get a pool inspection if the home inspector doesn’t cover it.
5. Windows and insulation. Original windows make summer power bills worse. Ask the seller for 12 months of NV Energy bills.
6. Golf course lots. Nice view. Ask about balls in the yard and whether there’s a separate fee or rule for homes on the course.
7. Permits. Patio covers, room additions and garage conversions should have City of Henderson permits.

And the Matt rule, for every neighborhood: drive the street at 10 o’clock at night before you make an offer.

Why buyers pick Green Valley South

It’s a price and location thing. You get a single-family house under $500,000, grown shade trees, a golf course in the neighborhood, and a 15 to 20 minute run to the airport. You give up the new-build finishes and warranty you’d get in Cadence or Inspirada. For a lot of our California buyers, that’s an easy call. For some it isn’t, and that’s fine. We’ll show you both.

Nearby neighborhoods to compare

• Green Valley Ranch: newer (1994 on), closer to The District, and pricier.
• Green Valley North: the original 1978 section, with the lowest prices and a few no-HOA streets.
• Green Valley overview: all three sections compared, with schools, taxes and commutes.

Frequently asked questions about Green Valley South

Looking at Green Valley South?

Tell us your budget and what matters most: single-story, a pool, a golf course lot, or the lowest HOA you can find. We’ll send you what’s for sale and what the same floor plans sold for this year. Matt can walk any of them with you in person or on a video call.

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